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16-101675-UPA�kCITY OF Federal Way FtLHAfE 33325 Rh Avffi Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor June 6, 2016 Sean Mallon RRGB c/o Pacland 1505 Westlake Avenue North, Suite 305 Seattle, WA 98109 smallon@pacland com RE: File #16-101675-00-UP; PROCESS II `SITE PLAN APPROVAL' Red Robin America's Gourmet Burgers & Spirits, 2233 S 3201h Street, Federal Way Dear Mr. Mallon: The City of Federal Way's Community Development Department has completed administrative review of the proposed Red Robin site redevelopment located at 2233 South 320`' Street. The Process II land use application submitted on April 5, 2016, and subsequent resubmittal on June 2, 2016, is hereby approved with conditions. The proposal meets site plan and community design guideline criteria set forth in Federal Way Revised Code (FWRC) 19.60.050 as found in the enclosed ExhibitA - Findings for Process II Site Plan Approval and incorporated into this decision by reference. The remainder of this letter outlines the zoning and development review process required for this proposal and a summary of appeal procedures. REQUIRED REVIEW PROCESS The proposed improvements to the site are subject to Process II Site Plan Review pursuant to restaurant use requirements set forth in FWRC 19.225.040. The proposal does not exceed the city -adopted flexible thresholds set forth in FWRC 14.15.030(c) and therefore is exempt frorn review under the Stale Environmental Policy Act. CONDITIONS OF APPROVAL 1. A landscape plan prepared by a Washington State licensed landscape architect is required at the time a building permit application is submitted. 2. Pursuant to FWRC 19.115.050(4), bicycle racks and trash receptacles should be incorporated into the site plan for building permit application for review and approval. APPEALS The effective date of this decision is June 9, 2016, or three days from the date of this letter. Pursuant to FWRC 19.60.080, any person who received notice of this administrative decision may appeal the decision to the Federal Way Hearing Examiner by June 23, 2016. Any appeal must be in the form of a letter delivered to the Department of Community Development with the established fee. The appeal letter must contain a clear reference to the matter being appealed and a statement of the alleged errors ill the Director's decision, including the identification of specific findings and conclusions rnade by the Director disputed by the person filing. . Mr. 1vlaTlbn June 6, 2016 Page 2 However, in that you are the only party of record, your appeal period is waived (assuming you do not wish to appeal this decision). Waiver of the right to appeal does not affect the effective date of this decision. APPROVAL DURATION Unless modified or appealed, the Process II decision is valid for five years from the date of issuance of the decision. Time extensions to the decision may be requested prior to the lapse of approval following the provisions listed in FWRC 19.15.110. The improvements must be substantially completed within the five-year time period or the land use decision becomes void. CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. This Process II approval does not constitute approval of a building permit, authorization to clear and grade, or demolish the existing building. If you have any questions regarding this decision, please contact Becky Chapin, Associate Planner, at 253-835-2641, or becky.chapin@cityoffederalway.com. Sincerely, Isaac Conlen Planning Division Manager for Scott Sproul, Acting Community Development Director enc, Approved Site Plan and Elevations Exhibit A 'Findings for Process 11 Site Plan Review Approval' c: Becky Chapin, Associate Planner Kevin Peterson, Engineering Plans Reviewer Sarady Long. Senior Transportation Planning Engineer Peter Lawrence, Plans Examiner Vince Faranda, South King Fire & Rescue Brian Asbury, Lakehaven Utility District I6-101675 Doc I D 7:i99 --�k CITY OF Federal Way FELL EXHIBIT A Findings for Process II Site Plan Approval Red Robin America's Gourmet Burgers and Spirits File #16-101675-00-UP The Director of Community Development hereby makes the following findings pursuant to content requirements of the Process II written decision as set forth in Federal Way Revised Code (FWRC) 19.60.070. These findings are based on review of existing city documents and submitted items by the applicant received April 5, 2016. Proposal — The applicant proposes to demolish the existing 8,179 sq. ft. Red Robin restaurant and construct a new 6,831 sq. ft. Red Robin restaurant in the same general building footprint. Associated landscaping and site improvements are also included. 2. Existing Conditions — The subject site is located at the northeast corner of the existing Commons Mall Shopping Center at the intersection of South 320"' Street and 23"' Avenue South. The site is bordered by an existing restaurant and parking lot to the south, retail buildings to the west, South 320"' Street to the north, and 23`d Avenue South to the east. Comprehensive Plan & Zoning Designation — The subject property is located within the City Center Core (CC-C) comprehensive plan and zoning designation. The property's proposed use of entertainment, restaurant is a permitted use within the CC-C zoning designation pursuant to FWRC 19.225.040. 4. Review Process — Restaurant uses located in the CC-C zone are subject to development review procedures of Process I1 `Site Plan Review' set forth in FWRC Chapter 19.60. Process II review requires no public notice period and concludes with a written decision issued by the Director of Community Development. Appeals of the Director's decision are conducted by the city's Hearing Examiner. Environmental Review — The proposed improvements are exempt from environmental review. The new building will be less than 12,000 square feet; the improvements are consistent with the State Environmental Policy Act (SEPA) definition of "minor new construction" as set forth in WAC 197- 11-800(2)(e). 6. Height — The height of the development is 25 feet 9 inches above average building elevation to the top of the parapet with coping. The height of the stricture is below the 70-foot height maximum. 7. Setbacks — The required yard for the restaurant use is 0 feet front, side, and rear setbacks. Per FWRC 19.225.020, note 5, no more than 5-foot setback is allowed adjacent to principal pedestrian rights -of -way (S. 320"' St.), unless: it is precluded by existing site improvements, easements, topography, or other site constraints. The proposed building is set back more than 5 feet from the right-of-way due to the grade differences between the northeast corner of the site and the adjacent parking to the west. The proposed setback is approved as it is necessary to avoid the grade difference that will negatively impact the adjacent restaurant and parking lot. The setback area will create an enhanced pedestrian experience along South 320"' Street by incorporating landscaping and a walkway from the main entrance to the right-of-way. Lot Coverage — No maximum lot coverage applies. Instead, the buildable area will be determined by other site development regulations, i.e., required yards, landscaping, surface water facility, etc. However, notes 14 and 15 tinder FWRC 19.225.020 require that no more than 16,000 gross sq. ft. of new single -story construction may occur on the subject property. This proposal is a tear down/redevelopment of an existing building and is replaced with a smaller building, no increase in new sq. ft. Therefore, the proposed building is allowed. 9. Parking — Pursuant to FWRC 19.225.020, restaurant uses shall provide 1 parking stall for each 100 square feet of gross floor area. The proposed building measures 6,831 square feet and therefore 69 parking stalls are required. The site consists of existing shared parking with the adjacent restaurant and retail store and the Commons Mall. As proposed, there will be one additional parking stall added within the existing parking lot area for a total of 105 stalls available in the vicinity. The proposed building is a reduction in building square footage and does not require additional parking. 10. Landscaping — CC-C zoning district landscaping standards set forth in FWRC 19.125.060(7) include Type III, `Visual Buffer' landscaping five feet in width along the perimeter of parking areas abutting ROW and along perimeter lot lines (with the exception of 0-foot required yards and where parking is being shared). Existing landscaping, may be augmented to provide Type III landscaping along the east property line. Landscaping along the parking area abutting South 320"' Street is not required. As part of a City project, property along South 320"' Street was dedicated to the City in an easement. The City's acquisition of this property created a substandard condition that did not allow for landscape screening of the parking lot and the property is now nonconforming. Pursuant to FWRC ' 19.30.160(2), Governmental acquisition of property for right-of-way expansion, a proposal for improvements does not require an applicant to correct an existing nonconformance in this circumstance. The minor modification to the existing parking does not enlarge, expand, or intensify the existing nonconformity and therefore additional landscape screening of the parking lot area is not required with the proposed restaurant redevelopment. The applicant is responsible for providing Type IV interior parking lot landscaping pursuant to FWRC 19.125.070(2), which requires 22 sq. ft. of landscaping per parking stall. Type IV landscaping consists of trees planted with supporting shrubs and groundcover. As proposed, the 105 parking stalls are required to provide 2,310 sq. ft. The site plan depicts 2,410 sq. ft. of interior lot landscaping which exceeds the minimum requirement. Condition of Approval: A landscape plan prepared by a Washington State licensed landscape architect will be required at the time a building permit application is submitted. The landscape plan must detail all existing and proposed landscape areas showing existing trees and/or vegetation to be removed and proposed plants to be installed. The area of all existing and proposed landscaping (including parking lot landscaping) must be calculated and shown on the plan. A plant schedule containing the botanical and common names of the new plant materials, typical spacing for that species, planting size, and quantity is also required. Findings For Process II Site Plan Approval Page 2 Red Robin America's Gourmet Burgers & Spirits File # 16-101675-00-UP/Doc i D. 73598 1 1. Community Design Guidelines —The proposed restaurant building complies with the provisions of FWRC Chapter 19.115, "Community Design Guidelines" that are applicable to the development as detailed below. a. Crime Prevention Through Envirownental Design (CPTED) • Completed CPTED checklist. • Entrance in fill view of street. Direct pathways to entrance and sidewalks. • Landscaping does not obstruct natural surveillance. b. Building Design — The building primary entrance is located on the west fagade but is clearly visible from the right-of-way, South 320"' Street. Landscaping, pedestrian plaza, and walkways help define the main entry. The north, east, and west facades, which are both longer than 60 feet and visible from right-of-way, have incorporated several fagade treatment options. The north fagade includes modulation, landscaping and a canopy. The east fagade has incorporated fagade modulation and landscape screening for half the length of the fagade. There is a grade change and service facilities along the east fagade that prohibits the landscaping the entire length. The west fagade containing the main entrance depicts a canopy, fagade modulation and landscaping. Methods of articulation and accessory elements are also incorporated in the overall architectural design. Window openings, parapets, material variations, and foundation landscaping are all used to articulate blank walls. C. Pedestrian Circulation — Pedestrian pathways and pedestrian areas are incorporated into the site design. Pedestrian access from South 320"' Street to the building's main entrance is provided by new concrete sidewalk. Condition of Approval: Pursuant to FWRC 19.115.050(4), bicycle racks and trash receptacles should be incorporated into the site design. As no receptacle or bicycle racks were shown on the site plan, this requirement must be depicted with the building application review plans. d. District Guidelines — The principle entrance fagade is clearly recognizable from South 320"' Street. The building facades visible from the right-of-way all incorporate a variety of pedestrian -oriented architectural treatments. Glazing, canopy, material changes, articulation, modulated rooflines, and landscaping are used to break down building bulk and scale. The north fagade located along the right-of-way contains more than 40 percent transparent glass and achieves overall pedestrian -friendly elements and features. 12. Transportation — Based on the submitted materials to demolish an existing 8,222 sf restaurant and replace with 6,831 square feet restaurant, the Institute of Transportation Engineers (ITE) Trip Generation - Wh Edition, land use code 832 (High -Turnover Sit -Down Restaurant), the proposed project is not expected to generate any net new trips. A concurrency permit is not required for this development project because no new trips are generated during the PM peak hour. Based on the submitted materials for no additional square footage, no traffic impact fee is required. Findings for Process 11 Site Plan Approval Page 3 Red Robin America's Gourmet Burgers & Spirits File # 16-101675-00-UP/Doc LD. 73598 I I Stormwater — The project was reviewed by the Development Services Division of the Public Works Department for compliance with the stormwater requirements of the 2009 King County Surface Water Design Manual (KCSWDM), and City addendum to the manual. The project is subject to Full Drainage Review. The applicant is to install new stormwater facilities for conveyance and water quality treatment. Temporary erosion and sediment control (TESC) measures will be required during demolition of the existing structure and construction of the new building and associated site development. 14. Fire Protection — Please see enclosed memo from South King Fire & Rescue. These comments are informational and need to be addressed at the time of building permit review. 15. Building Permit —Prior to site demolition or building construction, the applicant must obtain building permit approval. This Use Process II site plan approval decision does not grant building permit approval. 16. Decision Criteria — Staff finds the proposal is consistent with applicable site plan approval criteria required for Process 11 as set forth in FWRC 19.60.050. The proposal is consistent with the city's comprehensive plan; applicable provisions of FWRC Title 19 Zoning and Development Code; public health, safety, and welfare; and streets and utilities in the area are adequate to serve the anticipated demand from the proposal. The proposal is consistent with Community Design Guideline decisional criteria set forth in FWRC Chapter 19.115. Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable city requirements. These findings shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Becky Chapin, Associate Planner Findings for Process It Site Plan Approval Red Robin America's Gourmet Burgers & Spirits Date: June 3, 2016 Page 4 File #16-101675-00-UP/Doc LD 73s98 "■ SITE NOTES I. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A. STANDARDS. 2. THE DESIGN SHOWN IS BASED UPON THE ENGINEER'S UNDERSTANDING OF THE EXISTING CONDITIONS. THIS PLAN DOES NOT REPRESENT A DETAILED FIELD SURVEY. THE EXISTING CONDITIONS SHOWN ON THIS PLAN SHEET ARE BASED UPON SURVEY PREPARED BY DAVID EVANS AND ASSOCIATES, INC., DATED JULY 29. 2015. THE CONTRACTOR IS RESPON98LE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY, INCLUDING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR RENEW. 3. CAUTION - N0T6CE i0 CONTRACTOR THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UT (TIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTIUTIES, AND WHERE POSSIBLE; MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES AND EXISTING IMPROVEMENTS WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS ON THE PLANS 4. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATION AND DIMENSIONS OF VESTIBULE, SLOPED PAVING, EXIT PORCHES, SIDEWALKS, RAMPS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS 5. DIMENSIONS SHOWN REFER TO FACE OF CURB, FACE OF BUILDING OR TO THE CENTERUNE OF PAVEMENT STRIPING, UNLESS OTHERWISE NOTED 6. ALL PAVED PARKING LOT AREAS WITHIN THE LIMITS OF IMPROVEMENTS SHALL BE STANDARD DUTY PAVEMENT UNLESS OTHERWISE NOTED. 7. REFER TO BOUNDARY SURVEY FOR DIMENSIONS OF PROPERTY UNES, BASIS OF BEARINGS k BENCHMARK INFORMATION, 8. ALL ON -SITE PAINTED STRIPING SHALL BE DOUBLE COATED- SEPARATE COATS SHALL BE APPLIED NO SOONER THAN 4 HOURS APART. (CONTRACTOR TO REFER TO PROJECT SPECIFICATIONS FOR ADDITIONAL PAYING MARKING REQUIREMENTS.) 9. PARKING LOT STRIPING SHALL BE WHITE, 4• WIDTH, & DOUBLE COATED, UNLESS OTHERWISE NOTED. 10. ALL DISTURBED AREAS ARE TO RECEIVE FOUR INCHES OF TOPSOIL, SEED, MULCH AND WATER UNTIL A HEALTHY STAND OF GRASS IS ESTABLISHED. 11. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 12 ALL VERTICAL CONSTRUCTION SHALL MAINTAIN 10' MINIMUM SEPARATION FROM OVERHEAD POWER LINES. CONTRACTOR i0 NOTIFY ENGINEER IMMEDIATELY IF CONFLICT EXISTS AND PRIOR TO CONSTRUCTION OF THE VERTICAL ELEMENT INCLUDING, BUT NOT LIMITED TO, LIGHT POLE BASES AND TRAFFIC SIGNAL STANDARDS ■� VICINfrY MAP Itl hCi LEGEND PROPERTY LINE .��• , "- LANDSCAPING Q PROPOSED ASPHALT PAVING -•.r.-��. PROPOSED CONCRETE SIOEWALK PROPOSED ARCHITECTURAL CONCRETE CONCRETE CURB SAWCUT Q NUMBER OF PARKING STALLS PER ROW ROCKERY WALL ---- RETAINING WALL - •- RAILING m DUMPSTER/RECYCUNG ARCHITECTURAL SCREEN WALL NW 1/4 SEC 16, T 21 N, R 4 E, W.M. CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON S 320TH STREET C E N 89'1541• W *t4� AaR ]sY N 62'5l'43• W -- - N 88'Id•OS' W �.� - — --- --- - - - - - - - -- . ; - - _ _- ' 57.81' �r�.',H 01'41S7• E • _ 28-04' N OF18'03" E _ _ _. - N 01.12'20" E -r- r _ - i6.3ti Jt'. N 0S'41'S7• E 300 00' I _ `yy��"'� ] ..�._' r = - 4.03' - - — --- }JI{-�) I RE -STRIPE PARKINGfir, ''T ' •1►: , y Il STALLS (9 TO '7 i. N Hf714D• Ir2.30 i t EXISTING Z{o0 13a $� SAWCUT YX U7UTY U] New,'. 1 19 12 _ VAULT TO • �_.� : roorao�ocr, . W REMAIN t� ion x�i _ E OnC� 4:rsr CO � �,µnF�. EaSENENT }�, SAWCUT 7 alCTWA' Ca7Y.N= F vcaun7w cw�u )'a sP RED ROBIN w TO �s�(E�, 4; • TO AELIVN NMI` 6,831 SF Q SAWCUT ! - 36.4 �_,.` } ❑ .1VSIFL�� _ ,�' - ice. - ;S co (STORE , !-'-•r-- r--"--- --- .t. 115S�._ .� �ji�•�_21 kB'=e,'iRs 2`. .FS.F.. TRASH ,i r V" y ccrnu„ 1 i O9 ® t0 t `i� •4sJ O6 - _ - 1 ' ENCLOSURE .' mv7t: rn•'(s.� n PUMA iE ADA - p"'pi0 STALL - •' I _ i t:G..�lt+ - 14 }5' 78. F HEATING/COOUNG i! {I 60 5UNITS TO BE REMOVED (TYP.) 5 01 13'21" w 4r` 4x. WEE vue r DUMPSTER/RECYCIING 31,46 �� E42.26• 840 5F . - ARCHETECNRALSCREN WALLSPLANS EX A77ECA FOR DETAILS. • - S 05'I6'43" W 70.64' 32a SF I I0 SF 411— 8309 Fr~ �282 37, GRAPHIC SCALE ( IN FEET ) I itch - 20 IL yNo. Date f _ Reviaim Deecrbft Dnv»d Br ban Date ��- SMM Draw Or 04/05/2016 5 iAC SP REVIEW S Chedc.d Br. PrNow SMM 10-482-002 PARKING DATA r1K,EAS tit ' f�ti erc�ifW1G a0., *FOR SITE UTILITIES AND STORM DRAINAGE SEE CIVIL PLAN SHEET C-3.0 BUILDING DATA SITE DATA OWNER EXISTING PARKING COUNT 104 STALLS GROSS FLOOR AREA = 6,831 SF (0.157 AC) ZONING: CITY CENTER CORE (CC-C) COMMONS MALL, LLC 18100 VON KARMAN SUITE 500 PARKING REMOVED 0 STALLS CONSTRUCTION TYPE: V-B PARCEL NO.: 762240001E IRViNE. CA 92612 (949) 852-0700 PARKING ADDED I STALL OCCUPANCY TYPE: A-2 LOT SIZE = 70,512 SF (1.519 AC) PROPOSED PARKING COUNT 105 STALLS STANDARD STALLS 99 STALLS ACCESSIBLE STALLS 6 STALLS l wfflke 1505 Westlake Ave N t (206) 522-9510 wl&m ¢• Suite 305 F (206) 522-8344 S.tlle, WA 98109 —P lxm— LANDSC•A?jyj0 `170T. REQQ%v;D a .R,310 SF To-r. p%0\1 = Z, 4 10 SF I I rl ENGINEER PACUWD - SEATTLE SEAN MALLON, PE 1505 WESTLAKE AVE N SUITE 305 (206) 522-9510 Know what's below. Call before you dig. RED ROBIN RESUBMIT SITE PLAN 2233 S 320TH ST. C-1.0 FEDERAL WAY, WA 98056 FED JUN 02 20 6 CITY OF FEDERAL WAY COS 1505 WESTLAKE AVE. N. T 206.522.9510 SUITE 305 E 206.522.8344 SEATTLE, WA 98109 WWW.PACLAND.COM Memorandum Date: April 4, 2016 To: Attn: Plan Reviewer City of Federal Way — Community Development Department 33325 81h Avenue South Federal Way, WA 98003 RE: File #15-104770-PC, Pre -Application Conference Summary Red Robin Rebuild, 2233 South 3201h Street, Federal Way Engineer Comment Response Narrative As part of the proposed project, there are some requirements and/or existing non -conformities that were referenced in the October 20, 2015 Pre -application conference summary that will be extremely difficult if not impossible to meet or resolve. The subject project will consist of demolishing the existing +/- 8,179 SF Red Robin Gourmet Burgers (RRGB) building and replacing it with a 6,831 SF new restaurant (constructed entirely within the footprint of the existing building). Due to significant grade differences between the northeast corner of the site (S. 320th St/23rd Ave. S. Intersection) and the adjacent parking field to the west, it is not feasible to locate the building within 5' of the public right-of-way (ROW). The grade difference is approximately 9'. Locating the building within 5' of the ROW would require us to 1) bury the back of the building, eliminating glazing, emergency ingress/egress, and service areas. There would also be an extreme transition between the existing Azteca building to remain as well as the parking lot facilities. 2) Raise the parking lot. The parking lot serves two other buildings to remain and is at a fixed elevation on all sides making it impossible to make up the grade difference. The area between the building and ROW will include landscaping and a walkway to the entrance from S 320th St. Minimal modifications to the existing parking lot will be made as part of the project. The parking lot layout will be generally the same except for relocation of an ADA stall and addition of another. Given the minor changes to the parking lot, conformance with requirement FWRC 19.115.090(3)(a) is not feasible. The loss of parking would be detrimental to the respective businesses. Further, there is not adequate facilities to add another building along S. 320th St. Also, increasing the perimeter landscape buffer will either reduce the number of available parking or the drive aisle width resulting in a substandard condition. Given that ROW was dedicated to the City to accommodate stormwater facilities along S. 3201h St. resulting in this issue, we believe this should be considered an existing non- conformance and allowed to remain as is. Additional landscape can be added between the back of the existing sidewalk and the parking lot (within ROW) to aesthetically enhance the area and screen the parking lot. APR 0 5 2016 CITY OF FEDERAL WAY CDS i Maim APR' 05 2016 Chipman CITY OF FEDERAL WAY Design March 15, 2016 CDS Architectui-e Attn: Plan Reviewer Corporate Office Department of Community Development Services 2700 S. River Road 33325 8th Ave. South Suite 400 Des Plaines, IL 60018-4108 Federal Way, WA 98003 T 847.298.6900 F 847.298.6966 Re: Design intent for the proposed Red Robin at the corner of S. 3201h Street and ATLANTA 23rd Avenue South BOGOTA LOSHCAGO ANGELESS Situated at the corner of S. 320'h Street and 23rd Avenue South, the finished floor NEW YORK elevation of the proposed Red Robin is located 7 feet below street level. Using this change in grade we were able to better conceal the utilities and trash www.chipman-design.com enclosure from the pedestrian's view from above. North Elevation: this is the elevation along 3201h street. We have provided three different types of Facade modulation / screening: A Facade modulation of 2' deep and 26'-5" long has been provided. This is the large wooden tower element which matches the wooden tower element along the main entrance. Landscape screening the length of the north facade. A canopy element that extends 2' from the facade, and its 58' long. East Elevation: this is the elevation along 23rd Ave. We have provided two different types of Facade modulation / screening: a facade modulation of 2' deep and 30' long has been provided. This is the large wooden tower element which matches the wooden tower element along 3201h Street. Also landscape screening will be provided for about half the length of the facade. West Elevation: this elevation constitutes a secondary facade, and it's also the main entrance facade. We have provided three different types of Facade modulation / screening: a canopy that extends to a maximum of 14' from the facade is provided. A facade modulation of 2' deep and 23'-9" long has been provided. This is the large wooden tower element which matches the wooden tower element along the 3201h street, giving pedestrians an indication as to the location of the entrance into the building. Also landscaping along the facade has been provided. South Elevation: this elevation constitutes a secondary facade. It faces the existing building to the south. On this elevation we have provide changes in color as well as changes in parapet heights. As well as a canopy element that extends 2' from the facade and it's at least 58' long. This canopy element integrates itself into the larger canopy element in the west elevation that is part of the main entrance to the building. In addition to complementary earth tones and Red Robin brand EIFS colors, the fagade features vast expanses of black finished aluminum storefront. The prototypical footprint was mirrored and additional storefront added in order to meet the 40% glazing requirement along S. 320"' Street. The combination of these finishes provides clean linear expanses broken up with rustic elements featuring signage for the restaurant. We have experienced successful results using these prototypical finishes on other locations and feel that we will experience similar results in Federal Way, WA. Sincerely, ff) n--6- Brian Jung, Architect, LEED AP Project Manager Chipman Design Architecture 2700 South River Road, Suite 400 Des Plaines, IL 60018 T: 847.298.6900 F: 847.298.6966 b i un grwchi pm an -design . co m www. cli i pmaii-desigii.co to 40k CITY Federalo. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South APR 0 5 2016 CITY OF FEDERAL WAY CDS Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 www.citvnffedera1Way.ca1n Crime Prevention Through Environmental Design (CPTED) Checklist Instructions This checklist is designed to assist the project proponent in demonstrating how CPTED principles have been met. This goal can also be met by submitting a written explanation as to how each of the three design principles of Natural Surveillance, Access Control, and Ownership has been met. The checklist has been prepared to provide guidance and assistance in regard to the integration of CPTED principles into proposed project designs. The purpose of the checklist is to assist a project proponent in identifying and incorporating design strategies that implement the CPTED principles identified in Federal Way Revised Code (FWRC) 19.115.010. CPTED principles, performance standards, and strategies are used during project development review to identify and incorporate design features, which reduce opportunities for criminal activity to occur. The effectiveness of CPTED is based on the fact that criminals make rational choices about their targets. In general: (1) The greater the risk of being seen, challenged, or caught; the less likely they are to commit a crime. (2) The greater the effort required, the less likely they are to commit a crime. (3) The lesser the actual or perceived rewards, the less likely they are to commit a crime. Through use of CPTED principles, the built environment can be designed and managed to ensure: (1) There is more chance of being seen, challenged, or caught; (2) Greater effort is required; (3) The actual or perceived rewards are less; and (4) Opportunities for criminal activity are minimized. CPTED Design Principles CPTED design principles are functionally grouped into three categories: (1) Natural Surveillance. This category focuses on strategies to design the built environment in a manner that promotes visibility of public spaces and areas. (2) Access Control. This category focuses on the techniques that prevent and/or deter unauthorized and/or inappropriate access. (3) Ownership. This category focuses on strategies to reduce the perception of areas as "ownerless" and therefore available for undesirable uses. Bulletin #021 — January 1, 2011 Page 1 of 2 k:\Handout \CPTED Instructions How to Use This Checklist This checklist has been prepared to assist in identifying appropriate strategies to incorporate CPTED design principles into proposed projects in Federal Way. The guidelines included in this checklist expand on the principles found in FWRC 19.115.010. It is recommended that the principles be reviewed initially to identify the approaches used to implement CPTED. Subsequent to this initial review, this checklist should be reviewed to identify additional strategies that may be applicable for a proposed project. Not all strategies are applicable to all projects. In addition, the CPTED principles may be addressed through strategies that are not listed. Checklist Design The checklist has been organized in the following manner: Func(ional Area Specific design element Section and Functional Area Evaluation addressed by CPTED principles Performance Performance Standard for Agency Performance Standard I,, Standard Use Only What is the desired outcome of Strategy applying CPTED principles to this junctional area IR Apptiuble during Site Ptan Review 6AWkcabk during Buildi%P=4[ Rrvkw Strategy Secir i.O: Natural Surveillance Technique which can be used to implement CPTED principles Check Box 1.1 B[iad Corners Confo[nu Indicate by checking this box if blind corners in pathways and parking lots. Revise this strategy has been used in the NA D CommcnLs: proposed project Strategy Write4n This section can be used to write in a strategy which is not specifically listed but is employed in the project Process Applicability Indicates it -hen in the review process lire identifted guideline should be assessed Pathways should be direct. All barriers along pathways should be permeable (sec through) including landscaping, fcncing ctc. ■ _❑ Consider the installation of mirrors to allow users to sec ahead of them and around corners .fl ❑ Other stratc Site Plan and Building Permit Review Certain guidelines and techniques are best applied during different points in the review process. To assist in facilitating CPTED review, guidelines which are best considered during site plan review are indicated with a "■ " symbol. Guidelines that are most appropriately applied during building permit review are indicated with a "e" symbol. Bulletin #021 — January 1, 2011 Page 2 of 2 kAflandout \CPTED Instructions 41k Fed'0OF '::ttt=P eral Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`' Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 tvkvw.cityorfedei-al%4 ay.cum Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building Permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners —Conforms Avoid blind corners in pathways and parking lots. —Revise _NA Comments: Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ FIT -Al Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy used:, ❑■ 1.2 Site and Building Layout Allow natural observation from the street to the use, from the use to the street, and between uses _Conforms !Revise _NA Comments: Bulletin #022 — January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy Applicable during Site Plan Review e Applicable during Building Permit Review N/A Orient the main entrance towards the street or both streets on For Non -Single corners. ■ Family Development N/A Position habitable rooms with windows at the front of the dwelling. ■ Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. 1 N/A Offset windows, doorways and balconies to allow for natural observation while protecting privacy. ■ le Locate main entrances/exits at the front of the site and in view of the street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community —A entrance, they should maximize opportunities for natural Facilities surveillance from the street. N N/A In industrial developments, administration/offices should be located at the front of the building. ■ Avoid large expanses of parking. Where large expanses of For Surface FIT —Al parking are proposed, provide surveillance such as security Parking and cameras. ■ Parking Structures Access to elevators, stairwells and pedestrian pathways should N/A be clearly visible from an adjacent parking area. ■ R7 Avoid hidden recesses. ■ 4P Locate parking areas in locations that can be observed by adjoining uses. ■ Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, FT—Al Space common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. ■ Other strategy ❑0 Evaluation for Agency Use Only Bulletin #022 —January 1, 2011 Page 2 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review 1.3 Common/Open Space Areas and Public On -Site Open `Conforms Space Revise Provide natural surveillance for common open space areas. —NA Comments: Position active uses or habitable rooms with windows adjacent N/A to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. ■ Design and locate dumpster enclosures in a manner which screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells close to areas of active uses to make them visible from the building entry. e le Locate seating in areas of active uses. 8 Other strategy used: 13 1.4 Entrances —Conforms Provide entries that are clearly visible. Revise _NA Comments: IrDesign entrances to allow users to see into them before entering. ■ Entrances should be clearly identified (Signs must conform to FWRC 19.140.060. Exempt Signs. (Applicable during Certificate of Occupancv Inspection). Other strategy used: 1.5 Fencing —Conforms Fence design should maximize natural surveillance from the _Revise street to the building and from the building to the street, and —NA minimize opportunities for intruders to hide. Comments: Bulletin #022 —January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review NSA Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates FDA] open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the j /A front of the building rather than solid fences higher than five feet. e Evaluation for Agency Use Only Other strategy used: 1.6 Landscaping Conforms Avoid landscaping which obstructs natural surveillance and Revise allows intruders to hide. _NA Comments: Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. ■ Use low groundcover, shrubs a minimum of 24 inches in height, or high -canopied trees (clean trimmed to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. ■ vp Avoid vegetation that conceals the building entrance from the street. ■ Other strategy used: 13 1.7 Exterior Lighting —Conforms Provide exterior lighting that enhances natural surveillance. —Revise (Refer to FWRC 19.115.050(7)(a) for specific lighting _NA requirements.) Comments: Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA) Standards, which addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. ■ Bulletin #022 —January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review A Applicable during Building Permit Review Locate elevated light fixtures (poles, light standards, etc.) in a 41, coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. ■ For areas intended to be used at night, ensure that lighting supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant. e Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. ■ Avoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e vp Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people N/A (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy used: ❑E 1.8 Mix of Uses In mixed use buildings increase opportunities for natural surveillance, while protecting privacy. Evaluation for Agency Use Only _Conforms _Revise _NA Comments: Bulletin #022 — January 1, 2011 Page 5 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, N/A residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ N/A Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used 1.9 Security Bars, Shutters, and Doors When used and permitted by building and fire codes, security bars, shutters, and doors should allow observation of the street and be consistent with the architectural style of the building. Security bars and security doors should be visually permeable (see -through). e Other strategy used: Evaluation for Agency Use Only _Conforms 'Revise NA Comments: Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 2.0 Access Control 2.1 Building Identification _Conforms Ensure buildings are clearly identified by street number to —Revise prevent unintended access and to assist persons trying to find _NA the building. Identification signs must conform to FWRC Comments: 19.140.060. Exempt Signs. AP Street numbers should be plainly visible and legible from the street or road fronting the property. e Bulletin #022 —January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry N/A should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque N/A format) and directional signage at public entry points and along internal public routes of travel. e Evaluation for Agency Use Only Other strategy used: El 2.2 Entrances —Conforms Avoid confusion in locating building entrances. —Revise _NA Comments: VPEntrances should be easily recognizable through design features and directional signage. (Signs must conform to FWRC 19.140.060. Exempt Signs. ■ Vp Minimize the number of entry points. ■ 13 Other strategy used: 2.3 Landscaping _Conforms Use vegetation as barriers to deter unauthorized access. _Revise _NA Comments: barrier. Consider using thorny plants as an effective e Other strategy used: 2.4 Landscaping Location _Conforms Avoid placement of vegetation that would enable access to a `Revise building or to neighboring buildings. _NA Comments: Bulletin #022 —January 1, 2011 Page 7 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, PN_/Aj fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 2.5 Security _Conforms Reduce opportunities for unauthorized access _Revise _NA Comments: Consider the use of security hardware and/or human measures to reduce opportunities for unauthorized access. (Applicable during Certr�cate of Occupancy Inspection . Other strategy used: El 2.6 Signage !Conforms Insure that signage is clearly visible, easy to read and simple to —Revise understand [Signs must conform to FWRC 19.140.060. Exempt _NA Signs]. Comments: I Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures N/A In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e [R7A_j Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e IrProvide signage in the parking area advising users to lock their cars. e Bulletin #022 —January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review N/A Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: Section 3.0 Ownership 3.1 Maintenance —Conforms Create a "cared for" image _Revise _NA Comments: aeEnsure that landscaping is well maintained, as per FWRC 19.125.090, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no NIA more than six to eight units share a common building entrance. ■ Other strategy used: 3.2 Materials !Conforms Use materials, which reduce the opportunityfor vandalism. Revise _NA Comments: Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e N/A Where large walls are unavoidable, refer to FWRC 19.125.040(21) regarding the use of vegetative screens. e Common area and/or street furniture shall be made of long wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used: El Bulletin #022 — January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: April 14, 2016 TO: E.J. Walsh, Development Services Manager Peter Lawrence, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Rob Van Orsow, Solid Waste/Recycling Coordinator Rick Perez, City Traffic Engineer FROM: Becky Chapin, Associate Planner FOR DRC MTG. ON: No meeting, please email any comments. FILE NUMBER (s): 16-101675-00-UP RELATED FILE NOS.: None PROJECT NAME: RED ROBIN AMERICA'S GOURMET BURGERS & SPIRITS PROJECT ADDRESS: 2233 S 320TH ST ZONING DISTRICT: CC-C PROJECT DESCRIPTION: Demolish existing restaurant building and construct new to include minor parking and landscape site improvements. LAND USE PERMITS: PROJECT CONTACT: MATERIALS SUBMITTED: Process II Sean Mallon Pac Land 1505 WESTLAKE AVE N Suite 305 Seattle, WA 98109 • Master Land Use Application r Title Report + CPTED ■ Engineer Comment Response Narrative • Design Intent Narrative + Preliminary TIR • Elevations - llxl7 & 24x36 + Site, Grading, Utility/Storm Drain Plans + Survey Drawings CITY OF Federal Way MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICE$ 33325 8'h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.ci .corn APPLICATION NO(S) . (o .. ` o ((,, 76 r W ufY APR 05 2016 Date _iTV O,i= FEE° A-y w AY Project Name ECO 2QBI •J - FE ov" t_ wA v CDS Property Address/Location ZZ33 5. 320 TK VTQEc,T st8 Doi Parcel Numbers) 7 42Z H OO-O t S Project Description OF ►+r+ ExtsTL#Jb *SO 2096iw OLEyi, IJft,►07 APJO Took LON i'VWL'1 tOrd OF A N6w 490 4A&t r1 7m ii! PLN(_E . irtt! Pf�ti3E G.i PLEASE PRINT W%4 L• AL o xa C. L.J D6 Ohl" R. PAlb44t Al tv LOT AMU LA.r 10%9At f �' ftO WErwiswlTs Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) _ZC Process Il (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial./Residential Required Information GG-C. __ _ -Zoning Designation CC -C Comprehensive Plan Designation $1.5 M M Value of Existing Improvements $1.5 M M Value of Proposed Improvements International Building Code (IBC): A-2 Occupancy Type V-B Construction Type Applicant Name: 1XKb1b G/c PAG t.A" C Address:ISOS wELZt.AreZ AjS N City/State: SEAn 1.C, uJ0% Zip: 9 IS t Oct Phone: ZO to - S2t -1 S1 D Fax: ZGb-S %L— $34%f Email: SrnaNOn Lou. ps+olqo%A.cc-% Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: (6cwv,%I:T s Se Awe Owner Name: Address: -S G o ry7 e.v .3 Zip 15tate: e-IP Phone. 2. 3• .2 7 J o f 0 Fax: :I. J'3 - 7 p+f � I 'y 1 . Email: 10 116,gX4.9.-5J44�r,4,s Signature: /1,T A C ry s IC f�tV�rlr.Z Bulletin #003 —January 1, 2011 Page I of 1 k:lHandouts\Master Land Use Application FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON _ ISSUING OFFICE- Prepared for: Fidelity National Title - Phoenix NCS 602-343-7550 - axordcr.ydSni:con3 ORDER NO. 611104590 1. Effective Date: June 4, 2015 at 08:00 AM 2. Policy or (Policies) to be issued: COMMITMENT NO. 611104590 FOR SETTLEMENT INQUIRIES, CONTACT: Fidelity National Title Insurance Company One East Washington Street, Suite 450, Phoenix, AZ 85004 Kelli Vos: 602-343-7572 SCHEDULE A a. ALTA Extended Owner's Policy 2006 Proposed Insured: Red Robin International, Inc. Policy Amount: $4,000,000.00 Premium: $ 6,353.00 Tax: $ 603.54 Rate: Commercial Extended Owners Short Term Total: $ 6,956.54 3. The estate or interest in the land described or referred to in this Commitment is: Fee Simple 4. Title to the estate or interest in the land is at the Effective Date vested in: Commons Mall, LLC, a Delaware limited liability company . -R APR 0 5 2016 CITY OF FEDERAL WAY CDS Copyright American Land Title Association. All rights reserved. Red Robin Z1519280 KJV Commons Mall, LLC 2233 S. 320th Street Federal Way, WA County: King The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the -American Land Title Association. AMERICAN LAND_CITLI 050CIATIM �r ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM W A-FT-FTMA-01530.610051-SPS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON SCHEDULE A (continued) 5. The land referred to in this Commitment is described as follows: For APN/Parcel IDW: 762240 0018 05 COMMITMENT NO. 611104590 TRACT I, CITY OF FEDERAL WAY BINDING SITE PLAN RECORDED UNDER RECORDING NUMBER 20070530001643, IN VOLUME 241 OF PLATS, PAGE(S) 40 THROUGH 52, INCLUSIVE, AS AMENDED BY AFFIDAVIT OF CORRECTION OF BINDING SITE PLAN RECORDED NOVEMBER 1, 2007, UNDER RECORDING NUMBER 20071101001278; TOGETHER WITH THOSE CERTAIN NON-EXCLUSIVE EASEMENT RIGHTS FOR VEHICULAR AND PEDESTRIAN INGRESS AND EGRESS, FOR PARKING, AND FOR UTILITIES AS MORE SPECIFICALLY DESCRIBED IN THE CONSTRUCTION, OPERATION AND RECIPROCAL EASEMENT AGREEMENT RECORDED UNDER RECORDING NUMBER 7501130291, AND AS SAID AGREEMENT MAY HAVE BEEN AMENDED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 9704011390, RECORDS OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON, ABBREVIATED LEGAL: TRACT I, BSP NO. 20070530001643, VOL 241, PGS 40-52 END OF SCHEDULE A AM FRi CAN Copyright American Land Title Association. All rights reserved. LAND TITLI AffWAil01 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM W A-FT-FTMA-01530.610051-SPS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON SCHEDULE B COMMITMENT NO. 611104590 Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records- B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights -of -way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims or title to water- K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM WA-FT-FTMA-01530.610051-SPS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) SPECIAL EXCEPTIONS Payment of the real estate excise tax, if required. COMMITMENT NO. 611104590 The Land is situated within the boundaries of local taxing authority of King County. Present rate of real estate excise tax as of the date herein is 1.78 percent. Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit. The applicable excise tax must be paid and the affidavit approved at the time of the recording of the conveyance documents. (NOTE: Real Estate Excise Tax Affidavits must be printed as legal size forms). An additional $5.00 Electronic Technology Fee must be included in all excise tax payments. If the transaction is exempt, an additional $5.00 Affidavit Processing Fee is required. 2. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2015 Tax Account No.: 762240 0018 05 Levy Code: 1202 Assessed Value -Land: $1,481,800.00 Assessed Value -Improvements: $816,700.00 General and Special Taxes: Billed: $34,912.72 Paid: $17,456.36 Unpaid: $17,456.36 Name: Tax Remittance - King County To expedite payment of your taxes, you may mail the payment direct to: King County Treasurer 500 4th Ave, Room 600 Seattle, WA 98104 3. A deed of trust to secure an indebtedness in the amount shown below, Amount: $42,250,000.00 Dated: December 26, 2012 Trustor/Grantor: Commons Mall, LLC, a Delaware limited liability company Trustee: PRLAP, Inc. Beneficiary: Bank of America, N.A. Recording Date: December 27, 2012 Recording No.: 20121227000629 Affects: Includes other property Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. A� AhIE RIC" LAND TITLI ASS50ATtD1 ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10.34 AM W A-FT-FTMA-01530.610051-S PS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) COMMITMENT NO. 611104590 An agreement to modify the terms and provisions of said deed of trust as therein provided Recording Date: March 14, 2014 Recording No.: 20140314000496 4. An unrecorded lease with certain terms, covenants, conditions and provisions set forth therein as disclosed by the document Entitled: Subordination, Nondisturbance and Attornment Agreement Lessor: Commons Mall, LLC, a Delaware limited liability company Lessee: Azteca Robles #2, Inc., a Washington corporation DBA Azteca Mexican Restaurant Recording Date- April 26, 2013 Recording No.: 20130426002329 Subordination, Nondisturbance and Attornment Agreement, and the terms and conditions thereof: Lender: Bank of America, N.A. Tenant: Azteca Robles #2, Inc., a Washington corporation DBA Azteca Mexican Restaurant Landlord: Commons Mall, LLC, a Delaware limited liability company Recording Date: April 26, 2013 Recording No.: 20130426002329 6. An unrecorded lease with certain terms, covenants, conditions and provisions set forth therein as disclosed by the document Entitled: Subordination, Nondisturbance and Attornment Agreement Lessor: Commons Mall, LLC, a Delaware limited liability company Lessee: Red Robin International Inc., a Nevada corporation as Successor -In -Interest to South Sound Red Robin, Inc., a Washington corporation DBA Red Robin Recording Date: April 26, 2013 Recording No.: 20130426002332 7. Subordination, Nondisturbance and Attornment Agreement, and the terms and conditions thereof: Lender: Bank of America, N.A. Tenant: Red Robin International Inc., a Nevada corporation as Successor -In -Interest to South Sound Red Robin, Inc., a Washington corporation DBA Red Robin Landlord: Commons Mall, LLC, a Delaware limited liability company Recording Date: April 26, 2013 Recording No.: 20130426002332 AM ERICAf. Copyright American Land Title Association. All rights reserved. LAND EITL, ,SSSo-C.I T'm The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM W A-FT-FTMA-01530.610051-SPS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) 8. A claim of mechanic's lien or materialman's lien COMMITMENT NO. 611104590 Claimant: Ferguson Enterprises, Inc., d/b/a Ferguson Waterworks Against: Chrome General Contracting, Inc., a Washington corporation Amount: $30,438.42 Work Commenced or Materials Delivered: February 10, 2014 Recording Date: November 5, 2014 Recording No.: 20141105001401 Affects: Includes other property 9. The Company will require the following documents for review prior to the issuance of any title insurance predicated upon a conveyance or encumbrance from the entity named below. Limited Liability Company: Commons Mall, LLC a. A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. b. If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendment thereto with the appropriate filing stamps. c. If the Limited Liability Company is member -managed a full and complete current list of members certified by the appropriate manager or member. d. If the Limited Liability Company was formed in a foreign jurisdiction, evidence, satisfactory to the Company that it was validly formed, is in good standing and authorized to do business in the state of origin. e. If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 10. Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon the Land and rights of tenants to remove trade fixtures at the expiration of the terms. 11. Before the issuance of any title insurance under this application, the Company will require a full copy of the lease to be insured, together with all supplements, assignments and amendments for review. If a memorandum or short form of the lease is to be recorded, a full copy of the executed lease is still required. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. >—� An�[Rlcnn LAVU IIILI ASSOCIATION ALTA commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM W A-FT-FTMA-01530.610051-SPS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON COMMITMENT NO. 611104590 SCHEDULE B (continued) 12. To provide an extended coverage owner's policy, general exceptions A through D may be eliminated or limited after an inspection of the Land and/or review of the survey, if required, is completed. General exceptions E through J will remain in the owner's policy to be issued. If the anticipated closing date is less than 4 weeks from the date of this commitment, please contact your title officer immediately. 13. The Company will require an ALTA/ACSM LAND TITLE SURVEY. If the owner of the Land the subject of this transaction is in possession of a current ALTA/ACSM LAND TITLE SURVEY, the Company will require that said survey be submitted for review and approval; otherwise, a new survey, satisfactory to the Company, must be prepared by a licensed land surveyor and supplied to the Company prior to the close of escrow. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 14. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on Plat of Sea Tac Mall, Volume 97, Pages 39 through 42. 15. Construction, Operation and Reciprocal Easement Agreement and the terms and conditions thereof: Recording Date: January 13, 1975 Recording No.: 7501130291 Regarding: Mall enclosure and parking, utility and construction easements Second Amendment to Construction, Operation and Reciprocal Easement Agreement recorded under Recording Number 9704011390. Said instrument references earlier unrecorded agreements and amendments to the original agreement. Third Amendment to Construction, Operation and Reciprocal Easement Agreement recorded under Recording Number 20050725000393. 16. Agreement and the terms and conditions thereof: Between: Lakehaven Sewer District And: Seatac Mall Association, a limited partnership Recording Date: April 18, 1975 Recording No.: 7504180323 Regarding: Sewage facilities Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. REEMW ,1ME RI CAI. LAND niu —OCIM 1On ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM WA-FT-FTMA-01 530.610051 -SPS-1 -15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON_ SCHEDULE B (continued) COMMITMENT NO. 611104590 17. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: Puget Sound Power & Light Company Purpose: Electric power lines, conduits and equipment Recording Date: December 30, 1976 Recording No.: 7612300493 Affects: As described therein 18- Terms and conditions of Notice of Additional Tap or Connection Charges, recorded under Recording Number 8106010916. 19. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: Federal Way Water and Sewer District Purpose: Water facilities Recording Date: March 13, 1989 Recording No.: 8903130503 Affects: As described therein 20. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: U S West Communications, Inc. Purpose: Telecommunications facilities Recording Date: October 19, 1993 Recording No.: 9310190742 Affects: As described therein 21. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: City of Federal Way Purpose: Conveyance system, water quality facilities and utilities Recording Date: August 21, 2000 Recording No.: 20000821000463 Affects: As described therein 22. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: City of Federal Way Purpose: Storm water conveyance system Recording Date: August 21, 2000 Recording No.: 20000821000464 Affects: As described therein Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. qr�. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM W A-FT-FTMA-01530.610051-S P S-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) COMMITMENT NO. 611104590 23. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: Puget Sound Energy, Inc Purpose: Utility systems Recording Date: November 2, 2000 Recording No.: 20001102000843 Affects: As described therein 24. Settlement Agreement and the terms and conditions thereof: Between: H.M.A. Enterprises - Sea-Tac Mall, L.P., a Delaware limited partnership And: Atlantic Richfield Company, a Delaware corporation Recording Date: January 3, 2001 Recording No.: 20010103000488 Regarding: Environmental contamination 25. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: City of Federal Way Purpose: Beautification improvements Recording Date: March 30, 2001 Recording No.: 20010330002752 Affects: As described therein 26. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: Lakehaven Utility District Purpose: Sewer facilities Recording Date: April 11, 2002 Recording No.: 20020411000173 Affects: As described therein 27. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: City of Federal Way Purpose: Street lights and other public utilities Recording Date: February 4, 2003 Recording No.: 20030204000970 Affects: As described therein 28. Agreement and the terms and conditions thereof: Recording Date: April 12, 2004 Recording No.: 20040412000612 Regarding: Sanitary sewer and water distribution systems Amended by instrument recorded under Recording Number 20041021000098, Aurnlrn% Copyright American Land Title Association. All rights reserved. 14M..1tht The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. $� All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM W A-FT-FTMA-01530.610051-S PS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON COMMITMENT NO. 611104590 SCHEDULE B (continued) 29. Easement(s) for the purpose(s) shown below and rights incidental thereto as set forth in a document: In favor of: Puget Sound Energy, Inc. Purpose: Utility systems Recording Date: August 11, 2005 Recording No.: 20050811000548 (being a re-record of 20040311000691) Affects: As described therein 30. Agreement and the terms and conditions thereof: Recording Date: March 15, 2006 Recording No.: 20060315000859 Regarding: Sanitary sewer and water distribution systems The lien created by Paragraph 24 of said agreement was released by instrument recorded under Recording Number 20090210000420. 31. Agreement and the terms and conditions thereof: Recording Date: March 15, 2006 Recording No.: 20060315000860 Regarding: Sanitary sewer and water distribution systems The lien created by Paragraph 24 of said agreement was released by instrument recorded under Recording Number 20080527001670. 32. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on The Commons Binding Site Plan: Recording No: 20060530001643 Affidavit of Minor Correction of Binding Site Plan recorded under Recording Number 20071101001278. 33. License and the terms and conditions thereof: Between: Steadfast Commons, L.L.C., a Washington limited liability company And: City of Federal Way Recording Date: September 15, 2006 Recording No.: 20060915000743 AMCRICAN Copyright American Land Title Association. All rights reserved. LAN I „TH AruKiAirn- The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. f All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM WA-FT-FTMA-01530.610051-SPS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON _ COMMITMENT NO. 611104590 SCHEDULE B (continued) 34. Agreement for Installation and Use of Undersized Building Sewer Pipe and the terms and conditions thereof: Recording Date: December 19, 2007 Recording No.: 20071219002154 35. Joint Private Sewer Main Covenant and the terms and conditions thereof: Recording Date: January 11, 2009 Recording No.: 20090114001119 END OF EXCEPTIONS NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: As part of Fidelity National Title Company's commitment to the environment, we encourage the paperless distribution of our products whenever possible. To help conserve natural resources, we will automatically issue the forthcoming original policy(ies) electronically. Please provide us with a current e-mail address for the new owner and/or lender prior to closing or by emailing unit2@fnf.com. Hard copy versions may be issued upon request. Note B: Any documents being executed in conjunction with this transaction must be signed in the presence of an authorized Company employee, an authorized employee of an agent, an authorized employee of the insured lender, or by using Bancsery or other approved third -party service. If the above requirement cannot be met, please call the Company at the number provided in this report. Note C Notwithstanding anything to the contrary in this Commitment, if the policy to be issued is other than an ALTA Owner's Policy (6/17/06), or ALTA Loan Policy (6/17/06), the policy may not contain an arbitration clause, or the terms of the arbitration clause may be different from those set forth in this Commitment. If the policy does contain an arbitration clause and the Amount of Insurance is less than the amount, if any, set forth in the arbitration clause, all arbitral matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Note D: Fidelity National Title Co., 3500 188th St SW #300, Lynnwood, WA 98037 Cutoff time for recording release in King County is 2:00 PM, any release after 2:00 PM will record the following day. Cutoff time for recording release in Snohomish County is 1:00 PM, any release after 1:00 PM will record the following day. Note E There are NO conveyances affecting said Land recorded within 24 months of the date of this report. A AIFRICAN Copyright American Land Title Association. All rights reserved. LAND rIILI A SOCIAIION The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. --r— All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM WA-FT-FTMA-01530.610051-S PS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) COMMITMENT NO. 611104590 Note F. The Public Records indicate that the address of the improvement located on said Land is as follows: 2233 S. 320th Street Federal Way, WA 98003 Note G: Prior to closing, we will require the completion of the attached Declaration by the parties named below to enable us to amend or eliminate questions of parties in possession, lien rights and/or other certain unrecorded matters. Parties: See vesting END OF NOTES END OF SCHEDULE B Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.i;r. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (Adopted: 06.17.2006) Printed: 06 11.15 @ 10:34 AM W A-FT-FTMA-01530.610051-S PS-1-15-611104590 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON CONDITIONS COMMITMENT NO. 611104590 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at httD:llwww.alta. om. END OF CONDITIONS Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AM- LAND rITLI ASSLICIAIIOA 1 .,� ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:35 AM W A-FT-FTMA-01530.610051-S P S-1-15-611104590 RECORDING REQUIREMENTS Effective January 1, 1997, document format and content requirements have been imposed by Washington Law. Failure to comply with the following requirements may result in rejection of the document by the county recorder or imposition of a $50.00 surcharge. First page or cover sheet: 3" top margin containing nothing except the return address. V side and bottom margins containing no markings or seals. Title(s) of documents. Recording no. of any assigned, released or referenced document(s). Grantors names (and page no. where additional names can be found). Grantees names (and page no. where additional names can be found). Abbreviated legal description (Lot, Block, Plat Name or Section, Township, Range and Quarter, Quarter Section for unplatted). Said abbreviated legal description is not a substitute for a complete legal description which must also appear in the body of the document. Assessor's tax parcel number(s). Return address (in top 3" margin). **A cover sheet can be attached containing the above format and data if the first page does not contain all required data. Additional Pages: 1" top, side and bottom margins containing no markings or seals. All Pages: No stapled or taped attachments. Each attachment must be a separate page. All notary and other pressure seals must be smudged for visibility. Font size of 8 points or larger. Recording Requirements Printed: 06.11.15 @ 10:35 AM by IRS WA00000837.doc / Updated: 05.14.10 Page 1—611104590 FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective: May 1, 2015 Order No.: 611104590- Fidelity National Financial, Inc. and its majority -owned subsidiary companies providing real estate- and loan -related services (collectively, "FNF", "our" or "we") respect and are committed to protecting your privacy. This Privacy Notice lets you know how and for what purposes your Personal Information (as defined herein) is being collected, processed and used by FNF. We pledge that we will take reasonable steps to ensure that your Personal Information will only be used in ways that are in compliance with this Privacy Notice. The provision of this Privacy Notice to you does not create any express or implied relationship, or create any express or implied duty or other obligation, between Fidelity National Financial, Inc. and you. See also No Representations or Warranties below. This Privacy Notice is only in effect for any generic information and Personal Information collected and/or owned by FNF, including collection through any FNF website and any online features, services and/or programs offered by FNF (collectively, the "Website"). This Privacy Notice is not applicable to any other web pages, mobile applications, social media sites, email lists, generic information or Personal Information collected and/or owned by any entity other than FNF. How Information is Collected The types of personal information FNF collects may include, among other things (collectively, "Personal Information"): (1) contact information (e.g., name, address, phone number, email address); (2) demographic information (e.g., date of birth, gender marital status); (3) Internet protocol (or IP) address or device ID/UDID; (4) social security number (SSN), student ID (SIN), driver's license, passport, and other government ID numbers; (5) financial account information; and (6) information related to offenses or criminal convictions. In the course of our business, we may collect Personal Information about you from the following sources: • Applications or other forms we receive from you or your authorized representative; • Information we receive from you through the Website; • Information about your transactions with or services performed by us, our affiliates, or others; and • From consumer or other reporting agencies and public records maintained by governmental entities that we either obtain directly from those entities, or from our affiliates or others. Additional Ways Information is Collected Throunh the Website Browser Log Files. Our servers automatically log each visitor to the Website and collect and record certain information about each visitor. This information may include IP address, browser language, browser type, operating system, domain names, browsing history (including time spent at a domain, time and date of your visit), referring/exit web pages and URLs, and number of clicks. The domain name and IP address reveal nothing personal about the user other than the IP address from which the user has accessed the Website. Cookies. From time to time, FNF or other third parties may send a "cookie" to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive and that can be re -sent to the serving website on subsequent visits. A cookie, by itself, cannot read other data from your hard disk or read other cookie files already on your computer. A cookie, by itself, does not damage your system. We, our advertisers and other third parties may use cookies to identify and keep track of, among other things, those areas of the Website and third party websites that you have visited in the past in order to enhance your next visit to the Website. You can choose whether or not to accept cookies by changing the settings of your Internet browser, but some functionality of the Website may be impaired or not function as intended. See the Third Party Opt Out section below. Web Beacons. Some of our web pages and electronic communications may contain images, which may or may not be visible to you, known as Web Beacons (sometimes referred to as "clear gifs"). Web Beacons collect only limited information that includes a cookie number; time and date of a page view; and a description of the page on which the Web Beacon resides. We may also carry Web Beacons placed by third party advertisers. These Web Beacons do not carry any Personal Information and are only used to track usage of the Website and activities associated with the Website. See the Third Party opt Out section below. Unique Identifier. We may assign you a unique internal identifier to help keep track of your future visits. We may use this information to gather aggregate demographic information about our visitors, and we may use it to personalize the information you see on the Website and some of the electronic communications you receive from us. We keep this information for our internal use, and this information is not shared with others. Third Party Opt Out. Although we do not presently, in the future we may allow third -party companies to serve advertisements and/or collect certain anonymous information when you visit the Website. These companies may use non -personally identifiable information (e.g., click stream information, browser type, time and date, subject of advertisements clicked or scrolled over) during your visits to the Website in order to provide advertisements about products and services likely to be of greater interest to you. These companies typically use a cookie or third party Web Beacon to collect this information, as further described above. Through these technologies, the third party may have access to and use non -personalized information about your online usage activity. You can opt -out of certain online behavioral services through any one of the ways described below. After you opt -out, you may continue to receive advertisements, but those advertisements will no longer be as relevant to you. • You can opt -out via the Network Advertising Initiative industry opt -out at IzLtpJ/�mvw.networkadvertisinn.or I. • You can opt -out via the Consumer Choice Page at www aboutads.info. • For those in the U.K., you can opt -out via the IAB UK's industry opt -out at www.vouronlinechoices.com. • You can configure your web browser (Chrome, Firefox, Internet Explorer, Safari, etc.) to delete and/or control the use of cookies. More information can be found in the Help system of your browser. Note: If you opt -out as described above, you should not delete your cookies. If you delete your cookies, you will need to opt -out again. Use of Personal Information Information collected by FNF is used for three main purposes: • To provide products and services to you or one or more third party service providers (collectively, "Third Parties") who are obtaining services on your behalf or in connection with a transaction involving you. • To improve our products and services .that we perform for you or for Third Parties. • To communicate with you and to inform you about FNF's, FNF's affiliates and third parties' products and services. Privacy Statement Printed: 06.11.15 @ 10:35 AM by RS SSCORPDO911.doc / Updated: 05 01.15 Page 1—611104590 When Information Is Disclosed By FNf We may provide your Personal Information (excluding information we receive from consumer or other credit reporting agencies) to various individuals and companies, as permitted by law, without obtaining your prior authorization. Such laws do not allow consumers to restrict these disclosures. Disclosures may include, without limitation, the following: • To agents, brokers, representatives, or others to provide you with services you have requested, and to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure in connection with an insurance transaction; • To third -party contractors or service providers who provide services or perform marketing services or other functions on our behalf; • To law enforcement or other governmental authority in connection with an investigation, or civil or criminal subpoenas or court orders; and/or • To lenders, lien holders, judgment creditors, or other parties claiming an encumbrance or an interest in title whose claim or interest must be determined, settled, paid or released prior to a title or escrow closing. In addition to the other times when we might disclose information about you, we might also disclose information when required by law or in the good -faith belief that such disclosure is necessary to: (1) comply with a legal process or applicable laws; (2) enforce this Privacy Notice; (3) respond to claims that any materials, documents, images, graphics, logos, designs, audio, video and any other information provided by you violates the rights of third parties; or (4) protect the rights, property or personal safety of FNF, its users or the public. We maintain reasonable safeguards to keep the Personal Information that is disclosed to us secure. We provide Personal Information and non -Personal Information to our subsidiaries, affiliated companies, and other businesses or persons for the purposes of processing such information on our behalf and promoting the services of our trusted business partners, some or all of which may store your information on servers outside of the United States. We require that these parties agree to process such information in compliance with our Privacy Notice or in a similar, industry -standard manner, and we use reasonable efforts to limit their use of such information and to use other appropriate confidentiality and security measures. The use of your information by one of our trusted business partners may be subject to that party's own Privacy Notice. We do not, however, disclose information we collect from consumer or credit reporting agencies with our affiliates or others without your consent, in conformity with applicable law, unless such disclosure is otherwise permitted by law. We also reserve the right to disclose Personal Information and/or non -Personal Information to take precautions against liability, investigate and defend against any third -party claims or allegations, assist government enforcement agencies, protect the security or integrity of the Website, and protect the rights, property, or personal safety of FNF, our users or others. We reserve the right to transfer your Personal Information, as well as any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets. We also cannot make any representations regarding the use or transfer of your Personal Information or other information that we may have in the event of our bankruptcy, reorganization, insolvency, receivership or an assignment for the benefit of creditors, and you expressly agree and consent to the use and/or transfer of your Personal Information or other information in connection with a sale or transfer of some or all of our assets in any of the above described proceedings. Furthermore, we cannot and will not be responsible for any breach of security by any third parties or for any actions of any third parties that receive any of the information that is disclosed to us. Information From Children We do not collect Personal Information from any person that we know to be under the age of thirteen (13). Specifically, the Website is not intended or designed to attract children under the age of thirteen (13). You affirm that you are either more than 18 years of age, or an emancipated minor, or possess legal parental or guardian consent, and are fully able and competent to enter into the terms, conditions, obligations, affirmations, representations, and warranties set forth in this Privacy Notice, and to abide by and comply with this Privacy Notice. In any case, you affirm that you are over the age of 13, as THE WEBSITE IS NOT INTENDED FOR CHILDREN UNDER 13 THAT ARE UNACCOMPANIED BY HIS OR HER PARENT OR LEGAL GUARDIAN. Parents should be aware that FNF's Privacy Notice will govern our use of Personal Information, but also that information that is voluntarily given by children — or others — in email exchanges, bulletin boards or the like may be used by other parties to generate unsolicited communications. FNF encourages all parents to instruct their children in the safe and responsible use of their Personal Information while using the Internet. Privacy Outside the Website The Website may contain various links to other websites, including links to various third party service providers. FNF is not and cannot be responsible for the privacy practices or the content of any of those other websites. Other than under agreements with certain reputable organizations and companies, and except for third party service providers whose services either we use or you voluntarily elect to utilize, we do not share any of the Personal Information that you provide to us with any of the websites to which the Website links, although we may share aggregate, non -Personal Information with those other third parties. Please check with those websites in order to determine their privacy policies and your rights under them. European Union Users If you are a citizen of the European Union, please note that we may transfer your Personal Information outside the European Union for use for any of the purposes described in this Privacy Notice. By providing FNF with your Personal Information, you consent to both our collection and such transfer of your Personal Information in accordance with this Privacy Notice. Choices With Your Personal Information Whether you submit Personal Information to FNF is entirely up to you. You may decide not to submit Personal Information, in which case FNF may not be able to provide certain services or products to you. You may choose to prevent FNF from disclosing or using your Personal Information under certain circumstances ("opt out"). You may opt out of any disclosure or use of your Personal Information for purposes that are incompatible with the purpose(s) for which it was originally collected or for which you subsequently gave authorization by notifying us by one of the methods at the end of this Privacy Notice. Furthermore, even where your Personal Information is to be disclosed and used in accordance with the stated purposes in this Privacy Notice, you may elect to opt out of such disclosure to and use by a third party that is not acting as an agent of FNF. As described above, there are some uses from which you cannot opt -out. Please note that opting out of the disclosure and use of your Personal Information as a prospective employee may prevent you from being hired as an employee by FNF to the extent that provision of your Personal Information is required to apply for an open position. Privacy Statement Printed: 06.11.15 @ 10:35 AM by RS SSCORPD0911.doc / Updated: 05.01.15 Page 2--611104590 If FNF collects Personal Information from you, such information will not be disclosed or used by FNF for purposes that are incompatible with the purpose(s) for which it was originally collected or for which you subsequently gave authorization unless you affirmatively consent to such disclosure and use. You may opt out of online behavioral advertising by following the instructions set forth above under the above section "Additional Ways That Information Is Collected Through the Website," subsection "Third Party Opt Out." Access and Correction To access your Personal Information in the possession of FNF and correct inaccuracies of that information in our records, please contact us in the manner specified at the end of this Privacy Notice. We ask individuals to identify themselves and the information requested to be accessed and amended before processing such requests, and we may decline to process requests in limited circumstances as permitted by applicable privacy legislation. Your California Privacy Rights Under California's "Shine the Light" law, California residents who provide certain personally identifiable information in connection with obtaining products or services for personal, family or household use are entitled to request and obtain from us once a calendar year information about the customer information we shared, if any, with other businesses for their own direct marketing uses. If applicable, this information would include the categories of customer information and the names and addresses of those businesses with which we shared customer information for the immediately prior calendar year (e.g., requests made in 2015 will receive information regarding 2014 sharing activities). To obtain this information on behalf of FNF, please send an email message to privacy(a�fnr.com with "Request for California Privacy Information" in the subject line and in the body of your message. We will provide the requested information to you at your email address in response. Please be aware that not all information sharing is covered by the "Shine the Light" requirements and only information on covered sharing will be included in our response. Additionally, because we may collect your Personal Information from time to time, California's Online Privacy Protection Act requires us to disclose how we respond to "do not track" requests and other similar mechanisms. Currently, our policy is that we do not recognize "do not track" requests from Internet browsers and similar devices. FNF Compliance with California Online Privacy Protection Act For some websites which FNF or one of its companies owns, such as the Customer CareNet ("CCN"), FNF is acting as a third party service provider to a mortgage loan servicer. In those instances, we may collect certain information on behalf of that mortgage loan servicer for fulfilling a service to that mortgage loan servicer. For example, you may access CCN to complete a transaction with your mortgage loan servicer. During this transaction, the information which we may collect on behalf of the mortgage loan servicer is as follows: • First and Last Name • Property Address • User Name • Password • Loan Number • Social Security Number - masked upon entry • Email Address • Three Security Questions and Answers • IP Address The information you submit is then transferred to your mortgage loan servicer by way of CCN. The mortgage loan servicer is responsible for taking action or making changes to any consumer information submitted through this website. For example, if you believe that your payment or user information is incorrect, you must contact your mortgage loan servicer. CCN does not share consumer information with third parties, other than those with which the mortgage loan servicer has contracted to interface with the CCN application. All sections of the FNF Privacy Notice apply to your interaction with CCN, except for the sections titled Choices with Your Personal Information and Access and Correction. If you have questions regarding the choices you have with regard to your personal information or how to access or correct your personal information, you should contact your mortgage loan servicer. No Representations or Warranties By providing this Privacy Notice, Fidelity National Financial, Inc. does not make any representations or warranties whatsoever concerning any products or services provided to you by its majority -owned subsidiaries. In addition, you also expressly agree that your use of the Website is at your own risk. Any services provided to you by Fidelity National Financial, Inc. and/or the Website are provided "as is" and "as available" for your use, without representations or warranties of any kind, either express or implied, unless such warranties are legally incapable of exclusion. Fidelity National Financial, Inc. makes no representations or warranties that any services provided to you by it or the Website, or any services offered in connection with the Website are or will remain uninterrupted or error -free, that defects will be corrected, or that the web pages on or accessed through the Website, or the servers used in connection with the Website, are or will remain free from any viruses, worms, time bombs, drop dead devices, Trojan horses or other harmful components. Any liability of Fidelity National Financial, Inc. and your exclusive remedy with respect to the use of any product or service provided by Fidelity National Financial, Inc. including on or accessed through the Website, will be the re -performance of such service found to be inadequate. 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EFFECTIVE AS OF: MAY 1. 2015 Privacy Statement Printed: 06.11.15 @ 10:35 AM by RS SSCORPDO911 doc / Updated: 05 01.15 Page 3—611104590 Fidelity National Title COMPANY OF WASIIINGTON, INC EXHIBIT "A" Order No.: 611104590 For APN/Parcel ID(s): 762240 0018 05 TRACT I, CITY OF FEDERAL WAY BINDING SITE PLAN RECORDED UNDER RECORDING NUMBER 20070530001643, IN VOLUME 241 OF PLATS, PAGE(S) 40 THROUGH 52, INCLUSIVE, AS AMENDED BY AFFIDAVIT OF CORRECTION OF BINDING SITE PLAN RECORDED NOVEMBER 1, 2007, UNDER RECORDING NUMBER 20071101001278; TOGETHER WITH THOSE CERTAIN NON-EXCLUSIVE EASEMENT RIGHTS FOR VEHICULAR AND PEDESTRIAN INGRESS AND EGRESS, FOR PARKING, AND FOR UTILITIES AS MORE SPECIFICALLY DESCRIBED IN THE CONSTRUCTION, OPERATION AND RECIPROCAL EASEMENT AGREEMENT RECORDED UNDER RECORDING NUMBER 7501130291, AND AS SAID AGREEMENT MAY HAVE BEEN AMENDED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 9704011390, RECORDS OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. ABBREVIATED LEGAL: TRACT I, BSP NO. 20070530001643, VOL 241, PGS 40-52 10 Fidelity National Title DECLARATION COMPANY OF W1SHINGTON, INC. Order No.: 611104590TS Property: 2233 S. 320th Street, Federal Way, WA 98003 Declarant has requested Fidelity National Title Company of Washington to issue its Policy of Title Insurance, Guarantees or Endorsements insuring an interest in, or title to, real property described in the above referenced Escrow Number (hereinafter referred to as "said property") without exception to, or providing certain affirmative insurance against certain unrecorded matters. (For Following Items, Insert "None" If Applicable, Else Provide Details.) 1. Declarant knows of no defects, liens, encumbrances, adverse claims or other matters affecting said property other than as shown on the Preliminary/Commitment bearing the referenced above prepared by Fidelity National Title Company of Washington EXCEPT: 2. Declarant hereby affirms that there are no leases or no one in possession, or entitled to possession, of said property other than the vestee shown in said Preliminary/Commitment, EXCEPT: 3. Declarant hereby affirms that there are no liens or rights to liens upon said property for labor, services, materials, appliances, equipment or power furnished or to be furnished to the work of improvement which are imposed by law and not shown by the public records, whether done by an owner, lessee, sublessee or tenant, and which has not been completed within the last ninety (90) days or which is now in progress, EXCEPT: 4. Declarant hereby affirms that: a. There are no charges for assessments levied by a Local Improvement District that are not of record, EXCEPT: Declaration Printed: 06.11.15 @ 10:35 AM by IRS WA00000368.doc / Updated: 10.20.09 Page 1---611104590 DECLARATION (continued) b. That all sewer, water, gas, electricity, garbage charges and any charges for installation, connection, maintenance or construction for the same have been paid in full, EXCEPT: This Declaration is made to induce Fidelity National Title Company of Washington to issue its Policy of Title Insurance with respect to the above referenced Prelim/Commitment Number. IN WITNESS WHEREOF, the undersigned have executed this document on the date(s) set forth below. Commons Mall, LLC BY: Date Declaration Printed: 06.11.15 @ 10:35 AM by IRS WA00000368.doc / Updated: 10.20.09 Page 2—611104590 ALTA COMMITMENT FOR TITLE INSURANCE Commitment Number: Issued By agent: 10 Fidelity National Title 611104590 FIDELITY NATIONAL TITLE INSURANCE COMPANY, a California corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment - This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. IN WITNESS WHEREOF, FIDELITY NATIONAL TITLE INSURANCE COMPANY has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Countersigned By: -:: 7 7 - Q -' Authorized Officer or Agent Copyright American Land Title Association. All rights reserved. Fidelity National Title Insurance Company By: Attest: The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. t,reslaent Secretary AMERICAN LAND HILI At�oa.umn ALTA Commitment (Adopted: 06.17.2006) Printed: 06.11.15 @ 10:34 AM W A-FT-FTMA-01530.610051-S P S-1-15-611104590 WEST lr; I.EVITIO QUTH ELEVATION Federal Wally, VITA Elegy. A-S 03/04/2016 RECIVEI APR 0 5 2016 MY OF FEDERAL WAY' CDS I Chipman®esign Architecture Inc. 2700 S. River Road Sui1c 400 D, s F I a i n M i n o i s 6 0 0 1 8 T a 7 29B 6900 067 29E 6966 ;-M y', Li V1 4 F, I M.—I WVWY. — EGRESS DOOR NORTH ELEVATION I U bt PAIN I tU I U Mm I i bUILUINU EASSTIFILIEVATION Federal Way, WA Elegy: B-8 03/04/2016 40% TRANSPARENT GLASS REQUIREMENT REQUIRED: 800 SQ, FT PROPOSED: 801 SQ. FT IN I C.} BY SIGN RACTCR UNDER ?ATE it PAIZAM; I W COPINGA C h i p rn a n -D cas i cgi n Architecture Inc , 40:) %MAM; i 847 2 ?8.690, 347.29-- SYS ES-1: E.I.F.S. - SANDBLAST FINISH INTEGRAL FINISH COLOR TO MATCH SHERWIN WILLIAMS #SW7032 WARM STONE ES-2: E.I.F.S. - LIMESTONE TEXTURE INTEGRAL FINISH COLOR TO MATCH ICI #121 CLASSIC BURGUNDY ES-3: E.I.F.S. - SANDBLAST FINISH INTEGRAL FINISH COLOR TO MATCH SHERWIN WILLIAMS #SW7047 PORPOISE ES-4: E.I.F.S. - SANDBLAST FINISH INTEGRAL FINISH TO MATCH SHERWIN WILLIAMS #SW2914 VERMILLION EWD-1: EXTERIOR FEATURE WOOD WALL NICHIHA CEMENT PANEL, ROUGH SAWN - 4 PLANKS PER PANEL, COLORS: TOBACCO, ESPRESSO EC-1: PARAPET FASCIA EDGE BERRIDGE STANDARD COLOR TO MATCH SHERWIN WILLIAMS #SW6258 TRICORN BLACK ESF: ALUMINUM STOREFRONT SYSTEM 2"x4 1/2" ANODIZED ALUMINUM FINISH COLOR TO MATCH #SW6258 TRICORN BLACK BM-1: BREAK METAL 20GA. CLEAR ANODIZED ALUMINUM FINISH COLOR TO MATCH #SW6258 TRICORN BLACK BM-2 : BREAK METAL 20GA. CLEAR ANODIZED ALUMINUM FINISH COLOR TO MATCH #SW7006 EXTRA WHITE P-11: EXTERIOR PAINT FINISH "WARM STONE" SHERWIN WILLIAMS PROINDUSTRIAL ACRYLIC SEMI -GLOSS PAINT #SW7032 WARM STONE P-12: EXTERIOR PAINT FINISH "PORPOISE" SHERWIN WILLIAMS PROINDUSTRIAL ACRYLIC SEMI -GLOSS PAINT #SW7047 PORPOISE P-13: EXTERIOR ACCENT PAINT FINISH "CLASSIC BURGUNDY" SHERWIN WILLIAMS PROINDUSTRIAL ACRYLIC SEMI -GLOSS PAINT CUSTOM COLOR TO MATCH (USE FORMULA IN SW SOURCE) CLASSIC BURGUNDY P-14: EXTERIOR TRIM/STENCIUMESH FINISH "HEARTTHROB" SHERWIN WILLIAMS PROINDUSTRIAL ACRYLIC SEMI -GLOSS PAINT #SW6866 HEARTTHROB P-15: EXTERIOR PAINT FINISH "VERMILLION" SHERWIN WILLIAMS PROINDUSTRIAL ACRYLIC SEMI -GLOSS PAINT #SW2914 VERMILLION Federal Way, WA Exterior Finishes - 8 ChipmanDesign 03/04/2016 ARectuse tne. 27005 Rivor Rood, Suitc 400 D es P I a I n c s, Illinois 6 00 1 E L_ T 847.298 6900 F 847 298 6966 GEOTECHNICAL ENGINEERING REPORT PROPOSED RED ROBIN RESTAURANT 2233 SOUTH 320TH STREET FEDERAL WAY, WASHINGTON Project No. 1666.01 July 12, 2016 Prepared for: Red Robin Gourmet Burgers 0 -0 D D � M m o n c REcE1Prepared b z N rD 'M N o OCT CC) ZGPCC) 7u N G'� 01 O2 � IV c.�'0o _ CM ®F FEDERAL VVgy ` tpper Geo Associates, LL Q Geotechnical and Environmental Consultan (D 0 W( 19023 36th Avenue W., Suite s. Lynnwood, WA 980 Zipper Geo Associates, LLC Geotechnical and Environmental Consulting Project No. 1666.01 July 12, 2016 Red Robin Gourmet Burgers 6312 S. Fiddlers Green Circle, Suite 20ON Greenwood Village, CO 80111 Attn: Mr. Brad Smith, Property Development Manager Subject: Geotechnical Engineering Report Proposed Red Robin Restaurant 2233 South 320th Street Federal Way, Washington Dear Mr. Smith, In accordance with your request and written authorization, Zipper Geo Associates, LLC (ZGA) has completed the subsurface explorations and geotechnical engineering evaluation for the proposed Red Robin Restaurant project in Federal Way, Washington. This report presents the findings of the subsurface evaluation and our geotechnical recommendations for the project. Our work was completed in general accordance with our Proposal for Subsurface Exploration and Geotechnical Engineering Services (P15280) dated January 14, 2016. Written authorization to proceed was provided by Red Robin Gourmet Burgers on June 23, 2016. We appreciate the opportunity to be of service to you on this project. If you have any questions concerning this report, or if we may be of further service, please contact us. Sincerely, Zipper Geo Associates, LLC Thomas A. Jones, P.E. Principal Copies: Addressee (1) 19023 36`h Avenue West, Suite D Lynnwood, WA 98036 (425) 582-9928 TABLE OF CONTENTS Page INTRODUCTION........................................................................................................................1 PROJECT UNDERSTANDING...................................................................................................1 SITECONDITIONS......................................................................,.,.............,.............................1 SUBSURFACE CONDITIONS....................................................................................................1 RegionalGeology............................................................................................................1 SoilConditions................................................................................................................2 Groundwater Conditions...................................................................................................2 Summaryof Laboratory Testing.......................................................................................2 CONCLUSIONS AND RECOMMENDATIONS...........................................................................2 General...........................................................................................................................2 Seismic Design Considerations..........................................................................................3 SitePreparation................................................................................:...............................4 Structural Fill Materials and Preparation ...... ............................................ ................. ....... 6 Utility Trenching and Backfilling........................................................................................7 Temporary and Permanent Slopes..................................................................................8 BuildingFoundations.............................................................................. ................ ......... 9 Backfilled Walls............................................................ .......................10 On -Grade Concrete Slabs........................................................... .................................. ..12 Corrosion Considerations..............................................................................................13 Drainage Considerations...............................................................................................13 AsphaltPavements.........................................................................................................13 CLOSURE................................................................................................................................14 FIGURES Figure 1 — Site and Exploration Plan APPENDICES Appendix A — Subsurface Exploration Procedures and Logs Appendix B — Laboratory Testing Procedures and Results GEOTECHNICAL ENGINEERING REPORT PROPOSED RED ROBIN RESTAURANT 2233 SOUTH 320TH STREET FEDERAL WAY, WASHINGTON Project No. 1666.01 July 12, 2016 INTRODUCTION This report documents the surface and subsurface conditions encountered at the site and our geotechnical engineering recommendations for the proposed Red Robin Restaurant project. The project description, site conditions, and our geotechnical conclusions and design recommendations are presented in the text of this report. Supporting data including detailed exploration logs and field exploration procedures, and laboratory testing results are presented as appendices. Our geotechnical engineering scope of services for the project included a literature review, site reconnaissance, subsurface exploration, laboratory testing, geotechnical engineering analysis, and preparation of this report. PROJECT UNDERSTANDING We understand the project will consist of demolishing the existing Red Robin Restaurant building and constructing a new one-story restaurant building at a single finish floor elevation, with associated site improvements. The building is expected to be wood -framed supported on shallow concrete spread footings. A concrete slab -on -grade floor is anticipated. The proposed finish floor elevation has not been provided to us, but we anticipate that it will be within approximately 1 foot of the lowest floor slab elevation within the existing restaurant. In general, we anticipate that cuts up to about 4 feet and fills of less than 1 foot may be necessary to establish the finish floor subgrade elevation. SITE CONDITIONS The project site is located at the southwest corner of the intersection of South 320th Street and 23rd Avenue South in Federal Way, Washington. The site is currently developed with a Red Robin Restaurant that is situated on the east end of the site. The site appears to have been substantially graded in the past with cuts across a majority of the site. A concrete cast -in -place retaining wall is situated along a portion of 23rd Avenue South in the southeast corner of the site. Landscaped permanent slopes are situated along the remainder of the east side of the site and along the north side of the site. An asphalt covered parking area is situated to the west and southwest of the building. A driveway is situated along a portion of the east side of the building that provides access to dumpsters. Excluding the landscaped areas, the site appears to be relatively flat. SUBSURFACE CONDITIONS Regional Geology According to the U.S. Geological Survey, Geologic Map of the Poverty Bay 7.5' Quadrangle, King and Pierce Counties, Washington, by D.B. Booth, H.H. Waldron, and K.G. Troost, Scientific Investigations Map 2854, 2004, the project site and surrounding area are mapped as being Page 1 Zipper Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 underlain by Glacial Till (Qvt). The till is described as a compact mixture of clay, silt, sand, gravel and cobbles. The conditions encountered in our borings appear to be consistent with the published geologic mapping. Soil Conditions The subsurface evaluation for this project included two borings (B-1 and B-2). The borings were advanced to depths ranging from about 11 to 16'h feet below existing site grades using a truck - mounted drill rig. The approximate exploration locations are presented on the Site and Exploration Plan, Figure 1. Soils were visually classified in general accordance with the Unified Soil Classification System. Descriptive logs of the subsurface explorations and the procedures utilized in the subsurface exploration program are presented in Appendix A. A generalized description of soil conditions encountered in the borings is presented below. Both borings were completed in paved areas and encountered approximately 1'/Z inches of asphalt pavement over about 4 inches of crushed gravel base course. Beneath the gravel and asphalt surfacing, the subsurface conditions generally consisted of dense to very dense, moist to wet, silty sand with varying proportions of gravel (Weathered and Unweathered Glacial Till). Groundwater Conditions Groundwater was not observed in the borings at the time of drilling. Soil mottling, typically associated with seasonal perched groundwater development, was also not observed in the borings. Fluctuations in groundwater levels will likely occur due to seasonal variations in the amount of rainfall, runoff and other factors not evident at the time the explorations were performed. Therefore, groundwater levels during construction or at other times in the life of the structure may be higher than indicated on the logs. The possibility of groundwater level fluctuations and perched water should be considered when developing the design and construction plans for the project. Summary of Laboratory Testing Laboratory testing was completed on select soil samples obtained from the explorations. Moisture content testing indicated soil moisture contents at the time of exploration ranging from about 5.1 to 6.2 percent. Moisture contents of samples tested are presented on the exploration logs in Appendix A. CONCLUSIONS AND RECOMMENDATIONS General Based on the results of our subsurface exploration program, the proposed development appears to be feasible from a geotechnical standpoint, contingent on proper design and construction practices and implementation of the recommendations presented in this report. Geotechnical recommendations for design and construction of the project are presented in the following sections. A brief summary of identified geotechnical concerns of particular interest for this project are as follows: Page 2 Zipper Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 ■ Wet Weather Construction: Site soils contain a significant fraction of fines (silt and clay). Attempted earthwork during periods of sustained wet weather could lead to substantial disturbance of otherwise suitable soils. The reuse of site soils for structural fill will be difficult if not impossible during wet weather if the soil moisture content increases due to exposure to precipitation. If possible, earthwork for the project should be planned for the drier summer months. The recommendations contained in this report are based upon the results of field and laboratory testing, engineering analyses, and our current understanding of the proposed project. ASTM and Washington State Department of Transportation (WSDOT) specification codes cited herein respectively refer to the current manual published by the American Society for Testing & Materials and the current edition of the WSDOT Standard Specifications for Road, Bridge, and Municipal Construction, (M41-10). Seismic Design Considerations Seismic Setting According to the Preliminary Atlas of Active Shallow Tectonic Deformation in the Puget Lowland, Washington, U.S. Geological Survey Open -File Report 2010-1149, the nearest mapped fault to the project site are limbs of the Tacoma fault zone. Limbs of the fault are mapped about 1.2 miles north and 1.6 miles to the south of the site. Based on the reviewed database, it is our opinion that the risk of ground surface rupture at the site is low. IBC Seismic Design Parameters: Based on site location and soil conditions, the values provided below are recommended for seismic design. The values provided below are based on the 2012 IBC as the building code reference document which makes use of 2008 USGS hazard data. Parameter Value 2012 IBC Site Classification C' Site Latitude/Longitude 47.3148/-122.3040 Mean Peak Ground Acceleration, PGAm 0.50g Spectral Acceleration for a Short Period, SS 1.291 g (Site Class B) Spectral Acceleration for a 1-Second Period, Si 0.495 g (site Class B) Site Coefficient for a Short Period, Fa 1.000 (Site Class C) Site Coefficient for a 1-Second Period, Fv 1.305 (Site Class C) Maximum considered spectral response acceleration for a Short Period, SMs 1.291 g (Site Class C) Maximum considered spectral response acceleration for a 1-Second Period, SMi 0.646 g (Site Class C) Five -percent damped design spectral response acceleration for a Short Period, SIDS 0.861 g (Site Class C) Five -percent damped design spectral response acceleration for a 1-Second Period, Sol 0.431 g (Site Class C) 1 In general accordance with the 2012 International Building Code, Table 1613.5.2. IBC Site Class is based on the average characteristics of the upper 100 feet of the subsurface profile ZGA determined the Site Class assuming that very dense soils extend to 100 feet as suggested by published geologic maps for the project area. Page 3 Zipper Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 Site Preparation Temporary Drainage: Excavations and subgrade preparation should be performed in a manner and sequence that will provide drainage at all times and provide proper control of erosion. The near -surface site soils have a high fines (silt and clay) content and are therefore highly susceptible to disturbance and erosion when wet. Water that accumulates in excavations should be removed from subgrades and work areas immediately and prior to performing further work in the area. Successful drainage of saturated zones due to accumulations of surface water would be relatively slow due to the fines content of the surficial soils. Instead, aeration, cement treatment, or removal and replacement would be more expeditious. Runoff from the existing asphalt paved areas should not be allowed to flow into excavation areas. We recommend that asphalt berms or sandbags be used to divert runoff around the excavation areas to a suitable discharge location. If construction activities take place during extended periods of wet weather, or if the in -situ moisture conditions are elevated above the optimum moisture content, the soils could become unstable or not be compactable. In the event the exposed subgrade becomes unstable, yielding, or unable to be compacted due to high moisture conditions, we recommend that the materials be removed to a sufficient depth in order to develop stable subgrade soils that can be compacted to the minimum recommended levels. The severity of construction problems during wet site conditions will be dependent, in part, on the precautions that are taken by the contractor to protect the subgrade soils. Clearing and stripping: Based on conditions encountered in our borings, portions of the site appear to have already been stripped of organic -rich topsoil. However, in vegetated areas, we anticipate that topsoil on the order of 6 to 8 inches thick will be present. Roots of trees and brush should be expected to extend to greater depths and should be removed. All forest duff and topsoil should be stripped and wasted off site. Existing concrete foundation elements, concrete flatwork, and asphalt pavements should also be demolished and hauled off site. Existing Utilities: Utilities should be abandoned in accordance with all local, state and federal regulations. We recommend that all existing underground utilities within and 5 feet beyond the proposed building pad be removed. Utility pipes outside the building envelope could be abandoned in place, provided they are fully grouted with controlled density fill (CDF) and the trench backfill is density tested to verify that it meets the minimum recommended compaction levels presented in this report. Localized excavations made for removal of structures and utilities should be backfilled with structural fill material placed and compacted in accordance with the Structural Fill section of this report. Undocumented Fill Removal: Undocumented fill may be present around backfilled walls and foundations. If the fill is not adequately compacted, it may require removal and replacement. The Page 4 Ziaaer Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 need for removal of undocumented fill should be based on observations, testing, and recommendations by ZGA during construction. Subgrade Preparation: Subgrade preparation and construction activities should be planned to reduce disturbance of the exposed silty soils. The method of stripping and filling will need to consider the soil moisture at the time of earthwork. Subgrade soils that become disturbed due to elevated moisture conditions should be over -excavated and replaced with compacted satisfactory structural fill. Wet season earthwork may require additional mitigative measures to protect the subgrade beyond that which would be expected during the drier summer months. Once site preparation is complete, all areas that do not require cutting or over -excavation and are at design subgrade elevation or areas that will receive new structural fill should be compacted to the minimum recommended levels and be in a firm and unyielding condition. Some moisture conditioning of site soils may be required to achieve a moisture content appropriate for compaction. Laboratory testing indicates that, at the time the explorations were completed, in - situ moisture contents of the native soils within the upper 5 feet ranged from about 5 to 6 percent. At this time, the moisture content is slightly below the optimum moisture content for reusing native soil as structural fill. We expect that soils with a moisture content above about 9 percent may not be suitable for reuse as structural fill unless the soils can be dried in order to get within plus or minus two percent of the optimum moisture content. Once compacted, we recommend the prepared subgrades be evaluated through density testing and proof rolling with a loaded dump truck or heavy rubber -tired construction equipment weighing at least 20 tons to assess the subgrade stability and to detect soft and/or yielding soils. In the event that compaction fails to meet the specified criteria or if proofrolling indicates the subgrade is not firm and unyielding, the upper 12 inches of subgrade should be scarified and aerated as necessary to obtain at least 95 percent of the maximum laboratory density (per ASTM D1557). In lieu of aeration, those soils that are soft, yielding or otherwise uncompactable, should be removed to a sufficient depth in order to stabilize the subgrade. All replacement fill should be compacted in accordance with the Structural Fill section of this report. We recommend that all subgrade preparation and compaction be observed by ZGA prior to the placement of additional structural fill. Freezing Conditions: If earthwork takes place during freezing conditions, all exposed subgrades should be allowed to thaw and then be compacted prior to placing subsequent lifts of structural fill. Alternatively, the frozen material could be stripped from the subgrade to expose unfrozen soil prior to placing subsequent lifts of fill or foundation components. The frozen soil should not be reused as structural fill until allowed to thaw and adjusted to the proper moisture content, which may not be possible during winter months. Page 5 Zitmer Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 Structural Fill Materials and Preparation Structural fill includes any material placed below foundations and pavement sections, within utility trenches, and behind retaining walls. Prior to the placement of structural fill, all surfaces to receive fill should be prepared as previously recommended in the Site Preparation section of this report. Laboratory Testing: Representative samples of on -site and imported soils to be used as structural fill should be submitted for laboratory testing at least 4 days in advance of their intended use in order to complete the necessary Proctor tests. Re -Use of Site Soils as Structural Fill: It is our opinion that the soils encountered on the site are suitable for reuse as structural fill from a compositional standpoint provided they are placed and compacted in accordance with the recommendations presented in this report. The reuse of site soils as structural fill during wet weather will be much more difficult. We recommend that site soils used as structural fill have less than 4 percent organics by weight and have no woody debris greater than'h inch in diameter. We recommend that all pieces of organic material greater than '/2 inch in diameter be picked out of the fill before it is compacted. Imported Structural Fill: Imported structural fill may be required due to weather or other reasons. The appropriate type of imported structural fill will depend on weather conditions and the intended use. During extended periods of dry weather, we recommend imported fill meet the requirements of Common Borrow as specified in Section 9-03.14(3) of the 2014 Washington State Department of Transportation, Standard Specifications for Road, Bridge, and Municipal Construction (WSDOT Standard Specifications). During wet weather, higher -quality structural fill might be required and we recommend that imported structural fill meet the requirements of Gravel Borrow as specified in Section 9-03.14(1) of the WSDOT Standard Specifications. Pavement Subgrades: Any structural fill used within the upper foot below pavement sections should have a minimum California Bearing Ratio (CBR) of 15 when compacted to a minimum of 95 percent of the modified Proctor maximum dry density. A CBR value of 15 is representative of the soils encountered at the site (when compacted to 95 percent) and has been used to develop our pavement section recommendations presented subsequently in this report. Moisture Content: The suitability of soil for use as structural fill will depend on the time of year, the moisture content of the soil, and the fines content (that portion passing the U.S. No. 200 sieve) of the soil. As the amount of fines increases, the soil becomes increasingly sensitive to small changes in moisture content. Soils containing more than. about 5 percent fines (such as the on - site soils) cannot be consistently compacted to the appropriate levels when the moisture content is more than approximately 2 percent above or below the optimum moisture content (per ASTM D1557). Optimum moisture content is that moisture content which results in the greatest compacted dry density with a specified compactive effort. Moisture content of fill at the time of placement should be within plus or minus 2 percent of optimum moisture content for compaction as determined by the ASTM D1557 test method. Page 6 Zitmer Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 Fill Placement: Structural fill should be placed in horizontal lifts not exceeding 10 inches in loose thickness. Each lift of fill should be compacted using compaction equipment suitable for the soil type and lift thickness. Each lift of fill should be compacted to the minimum levels recommended below based on the maximum laboratory dry density as determined by the ASTM D1557 Modified Proctor Compaction Test. Compaction Criteria: Our recommendations for soil compaction are summarized in the following table. Structural fill for roadways and utility trenches in municipal rights -of -way should be placed and compacted in accordance with the jurisdiction codes and standards. We recommend that a representative of ZGA be present during grading so that an adequate number of density tests may be conducted as structural fill placement occurs. In this way, the adequacy of the earthwork may be evaluated as it proceeds. Recommended Soil Compaction Levels Location Minimum Percent Compaction* All fill below building foundations and upper foot below slabs 95 Upper foot of fill below pavements 95 Pavement and slab fill below one foot 92 Retaining wall backfill less than 2 feet from wall 90 Retaining wall backfill more than 2 feet from wall 92 to 95 Upper two feet of utility trench backfill 95 Utility trenches below two feet 92 Landscape Areas 90 * ASTM D 1557 Modified Proctor Maximum Dry Density Utility Trenching and Backfilling We recommend that utility trenching conform to all applicable federal, state, and local regulations, such as OSHA and WISHA, for open excavations. Trench excavation safety guidelines are presented in WAC Chapter 296-155 and WISHA RCW Chapter 49.17. Trench Dewatering: Groundwater seepage was not observed in the borings at the time of drilling. However, it could be encountered during the wetter periods of the year in utility excavations. In order to complete stable temporary excavations and provide dry working areas, construction dewatering may be required in areas of the site. We recommend that any excavations within groundwater seepage zones be undertaken only when suitable dewatering and temporary excavation stability measures are available or where space is available to flatten the sidewalls. If dewatering becomes necessary, the appropriate type of dewatering system should be designed and maintained by the contractor based on the conditions encountered. If seepage is encountered, flattening excavation sidewalls may be necessary to reduce the risk of caving. Otherwise, some caving of utility trench sidewalls should be anticipated where Page 7 Zipper Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 groundwater seepage is encountered. If dewatering becomes necessary, the appropriate type of dewatering system and discharge location should be determined by the contractor based on the conditions encountered. Utilitv Subgrade Preparation: We recommend that all utility subgrades be firm and unyielding and free of all soils that are loose, disturbed, or pumping. Such soils should be removed and replaced, if necessary. All structural fill used to replace over -excavated soils should be compacted as recommended in the Structural Fill section of this report. If utility foundation soils are soft, we recommend that they be over -excavated 12 inches and replaced with crushed rock. Structures such as manholes and catch basins which extend into soft soils should be underlain by at least 12 inches of crushed gravel fill compacted to at least 90 percent of the modified Proctor maximum dry density. This granular material could consist of crushed rock, quarry spalls, or coarse crushed concrete. It may be necessary to place a geotextile fabric over the native subgrade soils if they are too soft, to provide a separation between the foundation fill and subgrade soils. Bedding: We recommend that a minimum of 4 inches of bedding material be placed above and below all utilities or in general accordance with the utility manufacturer's recommendations and local ordinances. We recommend that pipe bedding consist of Gravel Backfill for Pipe Zone Bedding as specified in Section 9-03.12(3) of the WSDOT Standard Specifications. All trenches should be wide enough to allow for compaction around the haunches of the pipe, or material such as pea gravel should be used below the spring line of the pipes to eliminate the need for mechanical compaction in this portion of the trenches. If water is encountered in the excavations, it should be removed prior to fill placement. Trench Backfill: Materials, placement and compaction of utility trench backfill should be in accordance with the recommendations presented in the Structural Fill section of this report. We recommend the initial lift be a maximum of 1-foot thick unless recommended by the manufacturer to protect utilities from damage by compacting equipment. Light, hand operated compaction equipment may be utilized directly above utilities if damage resulting from heavier compaction equipment is of concern. Backfilled Utility Structures: We recommend that excavations for catch basins, manholes, and other below -grade structures be mad large enough so that the backfill around them can be compacted to the minimum recommended levels presented in this report. Otherwise, we recommend using controlled density fill (CDF) with a minimum compressive strength of 50 psi. Temporary and Permanent Slopes Temporary excavation slope stability is a function of many factors, including: The presence and abundance of groundwater; ■ The type and density of the various soil strata; Page 8 ZiDDer Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 • The depth of cut; Surcharge loadings adjacent to the excavation; and ■ The length of time the excavation remains open. As the cut is deepened, or as the length of time an excavation is open, the likelihood of bank failure increases; therefore, maintenance of safe slopes and worker safety should remain the responsibility of the contractor, who is present at the site, able to observe changes in the soil conditions, and monitor the performance of the excavation. It is exceedingly difficult under the variable circumstances to pre -establish a safe and "maintenance -free" temporary cut slope angle. Therefore, it should be the responsibility of the contractor to maintain safe temporary slope configurations since the contractor is continuously at the job site, able to observe the nature and condition of the cut slopes, and able to monitor the subsurface materials and groundwater conditions encountered. Unsupported vertical slopes or cuts deeper than 4 feet are not recommended if worker access is necessary. The cuts should be adequately sloped, shored, or supported to prevent injury to personnel from local sloughing and spalling. The excavation should conform to applicable Federal, State, and Local regulations. According to Chapter 296-155 of the Washington Administrative Code (WAC), the contractor should make a determination of excavation side slopes based on classification of soils encountered at the time of excavation. Temporary cuts may need to be constructed at flatter angles based upon the soil moisture and groundwater conditions at the time of construction. Adjustments to the slope angles should be determined by the contractor at that time. We recommend that all permanent cut or fill slopes constructed in native soils or with imported structural fill be designed at a 2.5H: 1V (Horizontal: Vertical) inclination or flatter. All permanent cut and fill slopes should be adequately protected from erosion both temporarily and permanently. If the slopes are exposed to prolonged rainfall before vegetation becomes established, the surficial soils will be prone to erosion and possible shallow sloughing. We recommend covering permanent slopes with a rolled erosion protection material, such as Jute matting or Curlex II, if vegetation has not been established by the regional wet season (typically November through May). Building Foundations Based on our analyses, conventional spread and continuous footings appear feasible for support of building foundation loads provided that the foundation subgrades are prepared in accordance with this report. We anticipate that foundation subgrade soils will generally consist of medium dense to very dense Glacial Till soils or site soils placed as structural fill to raise site grades. Allowable Bearinci Pressure: Continuous and isolated column footings bearing on undisturbed, dense native soils may be designed for an allowable, net bearing capacity of 3,500 psf. For foundations supported on structural fill compacted to a minimum of 95 percent of the modified Page 9 Ziaaer Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 Proctor maximum dry density, we recommend they be designed for an allowable, net bearing capacity of 2,500 psf. A one-third increase of the bearing pressure recommended above may be used for short-term transient loads such as wind and seismic forces. Subgrade Verification: The foundation subgrade should be observed by the owner's geotechnical engineer prior to the placement of formwork, reinforcing steel, or concrete. All footings should be founded on structural fill as described in this report. Compacted structural fill below the foundations should be monitored and tested by the owner's geotechnical engineer. Shallow Foundation Depth and Width: For frost protection, the bottom of all exterior footings should bear at least 18 inches below the lowest adjacent outside grade, whereas the bottoms of interior footings should bear at least 12 inches below the surrounding slab surface level. We recommend that all continuous wall and isolated column footings be at least 12 and 24 inches wide, respectively. Lateral Resistance: Resistance to lateral loads can be calculated assuming an ultimate passive resistance of 525 pcf equivalent fluid pressure (triangular distribution) and an ultimate base friction coefficient of 0.50. An appropriate safety factor (or load/resistance factors) should be included for calculating resistance to lateral loads. For allowable stress design, we recommend a minimum 1.5 safety factor. We recommend that passive resistance be neglected in the upper 18 inches of embedment. Estimated Foundation Settlements: Total and differential settlement of footings founded on medium dense native soils or structural fill compacted to the minimum recommended levels is estimated to be less than % and'/z inch, respectively. Footing ©rains: We recommend installing perimeter footing drains at the base of the foundations in accordance with the recommendations presented in the Backfilled Walls section of this report. Backfilled Walls Foundations: The subgrade soils should be prepared as recommended in the Site Preparation section of this report. Lateral Earth Pressures: The lateral soil pressures acting on backfilled retaining walls will depend on the nature and density of the soil behind the wall, and the ability of the wall to yield in response to the earth loads. Yielding walls (i.e. walls that are free to translate or rotate) that are able to displace laterally at least 0.005H, where H is the height of the wall, may be designed for active earth pressures. Non -yielding walls (i.e. walls that are not free to translate or rotate) should be designed for at -rest earth pressures. Non -yielding walls include walls that are braced to another wall or structure, and wall corners. Page 10 Zinger Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 Assuming that walls are backfilled and drained as described in the following paragraphs, we recommend that yielding walls supporting horizontal backfill be designed using an equivalent fluid density of 35 pcf (active earth pressure). Non -yielding walls should be designed using an equivalent fluid density of 50 pcf (at -rest earth pressure). Design of permanent retaining walls should consider additional earth pressure resulting from the design seismic event. For the seismic case, yielding walls should be designed for an additional uniform, total seismic earth pressure distribution of 9H and non -yielding walls should be designed for an additional uniform, total seismic earth pressure distribution of 12H. For cantilever c.i.p. walls, the total earth pressure distributions for the seismic case should be applied from finished grade at the bottom of the wall to the top of wall. The above -recommended lateral earth pressures do not include the effects of sloping backfill surfaces, surcharges such as traffic loads, other surface loading, or hydrostatic pressures. Traffic surcharges should be modeled as an equivalent uniform soil surcharge of 250 psf. If other surcharge conditions exist, we should be consulted to provide revised earth pressure recommendations. Lateral Resistance: Conventional shallow foundations can derive passive resistance from that portion of the wall and footing embedded at least 18 inches below the surrounding finish grade. We recommend using a nominal ultimate passive resistance of 525 pcf equivalent fluid pressure and a nominal ultimate base friction coefficient of 0.50. We recommend using a unit weight of 130 pcf for on -site soils used structural fill. An appropriate factor of safety should be used for analysis of lateral resistance. Footing Drains: We recommend installing drainage systems at the base of wall footings. Alternatively, retaining walls could be drained with weep holes on a maximum 8-foot spacing. Weep holes should not allow drainage aggregate to migrate out from behind the wall. Footing drains should consist of 4-inch diameter, Schedule 40, rigid, perforated PVC pipe placed at the base of the heel of the footing with the perforations facing down. The pipe should be surrounded by a minimum of 6 inches of clean free -draining granular material. Drain rock material should conform to WSDOT Standard Specification 9-03.12(4), Gravel Backfill for Drains. We recommend placing a non -woven geotextile, such as Mirafi 140N, or equivalent, around the free draining backfill material. Footing drains should be directed toward appropriate storm water drainage facilities. Water from downspouts and surface water should be independently collected and routed to a suitable discharge location. Retaining Wall Drainage Backfill: Site retaining walls should include a drainage fill zone extending at least two feet back from the back face of wall for the entire wall height. We recommend the drainage fill meet the requirements of Gravel Backfill for Walls as specified in Section 9-03.12(2) of the WSDOT Standard Specifications. If the backfill adjacent to the drainage aggregate has more than 10 percent fines, we recommend that a non -woven filter fabric such as Mirafi 140N (or Page 11 Zitmer Geo Associates, LLrC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 equivalent) be placed between the materials to prevent the migration of fines into the drainage aggregate. Structural Wall Backfill: In our opinion, on -site soils can be used for structural wall backfill behind the drainage aggregate provided that the material meets the requirements of structural fill as outlined in the Structural Fill section of this report. If soils with more than 10 percent fines are used, we recommend that a non -woven geotextile separation fabric (such as Mirafi 140N) be placed between the wall drain backfill and the structural fill. We recommend that the backfill between 18 inches and 3 feet of the back of the wall be compacted to 90 to 92 percent of the modified Proctor maximum dry density. More than 3 feet behind the wall, the fill should be compacted per the recommendations in the Structural Fill section of this report. Cap Material: Where landscaping will be present immediately behind retaining walls, we recommend that the upper foot of backfill consist of low permeability material with at least 30 percent passing the U.S. No. 200 sieve. The cap material should be separated from the drainage aggregate with a non -woven geotextile such as Mirafi 140N or approved equivalent. We also recommend that the backfill be graded so that it slopes away from walls. Wall Penetrations: Where utilities penetrate through backfilled walls, we recommend the utilities be adequately protected in the event that some settlement occurs. On -Grade Concrete Slabs The following sections provide recommendations for on -grade floor slabs. Subgrade Preparation: Subgrades for on -grade slabs should be prepared in accordance with the Site Preparation and Structural Fill sections of this report. Subgrade Modulus: For design of on -grade concrete slabs supported on dense native and structural fill soils, we recommend a vertical modulus of subgrade reaction of 200 pounds per cubic inch (pci) be used. Capillary Break: To provide a uniform slab bearing surface, as well as serving as a capillary break, we recommend the on -grade slabs be underlain by a minimum 5-inch thick layer of compacted crushed rock meeting the requirements of WSDOT Standard Specification Section 9- 03.9(3), Crushed Surfacing Top Course, with the modification of a maximum of 7.5 percent passing the U.S. No. 200 sieve. Alternatively, a clean angular gravel such as No. 7 aggregate per WSDOT: 9-03.1(4)C could be used for this purpose. Vapor Retarder: The use of a vapor retarder should be considered beneath concrete slabs on grade that will be covered with wood, tile, carpet or other moisture sensitive or impervious coverings, or when the slab will support equipment sensitive to moisture or is otherwise considered moisture -sensitive. We recommend the barrier be a minimum of 10-mil thick and have Page 12 Zinser Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 taped, overlapping joints. When a vapor barrier is used, we recommend the slab base course material be covered with a thin lift (<'/z inch) of sand to protect the vapor barrier from punctures. If excavations are completed within the existing building and a vapor barrier is cut as a result, we recommend that a replacement barrier be installed to prevent a preferential migration path for sub -slab vapor. When conditions warrant the use of a vapor retarder, the slab designer and contractor should refer to ACI 302 and/or ACI 360 for procedures and cautions regarding the use and placement of a vapor retarder. Corrosion Considerations The near surface soils encountered within anticipated excavation depths are considered to be slightly corrosive to buried concrete. Soils in the vicinity of the project site are not typically associated with high sulfate contents. As such, the relative degree of sulfate attack would be considered negligible and ASTM Type 1/11 Portland cement is suitable for all concrete below and at grade. Drainage Considerations Surface Drainage: Final site grades should be sloped to carry surface water away from buildings and other drainage -sensitive areas. Additionally, site grades should be designed such that concentrated runoff on softscape surfaces is avoided. Any surface runoff directed towards softscaped slopes should be collected at the top of the slope and routed to the bottom of the slope and discharged in a manner that prevents erosion. Asphalt Pavements Pavement Life and Maintenance: It should be realized that asphaltic pavements are not maintenance -free. The following pavement sections represent our minimum recommendations for an average level of performance during a 20-year design life; therefore, an average level of maintenance will likely be required. A 20-year pavement life typically assumes that an overlay will be placed after about 12 years. Thicker asphalt, base, and subbase courses would offer better ling -term performance, but would cost more initially. Conversely, thinner courses would be more susceptible to "alligator" cracking and other failure modes. As such, pavement design can be considered a compromise between a high initial cost and low maintenance costs versus a low initial cost and higher maintenance costs. Soil Design Values: Pavement subgrade soils are anticipated to consist of medium dense silty sand and sandy silt soils or site soils placed as compacted structural fill. Our analysis assumes the pavement subgrades with a minimum California Bearing Ratio (CBR) value of 15. Recommended Pavement Sections: For light duty pavements (parking stalls), we recommend 2% inches of asphalt concrete over 5 inches of crushed rock base course. For heavy duty pavements (main access roads, truck delivery routes, etc.), we recommend 3 inches of asphalt concrete over 6 inches of crushed rock base course. Page 13 Zinver Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 Materials and Construction: We recommend the following regarding asphalt pavement materials and pavement construction. ® Subgrade Preparation: Upper 12 inches of pavement subgrade should be prepared in accordance with the recommendations presented in the Subgrade Preparation section of this report. • Asphalt Concrete: We recommend that the asphalt concrete conform to Section 9-02.1(4) for PG 58-22 or PG 64-22 Performance Graded Asphalt Binder as presented in the 2014 WSDOT Standard Specifications. We also recommend that the gradation of the asphalt aggregate conform to the aggregate gradation control points for 'h-inch mixes as presented in Section 9-03.8(6), HMA Proportions of Materials. • Base Course: We recommend that the crushed aggregate base course conform to Section 9-03.9(3) of the WSDOT Standard Specifications. Compaction: All base material should be compacted to at least 95 percent of the maximum dry density determined in accordance with ASTM: D 1557. We recommend that asphalt be compacted to a minimum of 92 percent of the Rice (theoretical maximum) density or 96 percent of Marshall (Maximum laboratory) density. CLOSURE The analysis and recommendations presented in this report are based, in part, on the explorations completed for this study. The number, location, and depth of the explorations were completed within the constraints of budget and site access so as to yield the information to formulate our recommendations. Project plans were in the preliminary stage at the time this report was prepared. We therefore recommend Zipper Geo Associates, LLC be provided an opportunity to review the final plans and specifications when they become available in order to assess that the recommendations and design considerations presented in this report have been properly interpreted and implemented into the project design. The performance of earthwork, structural fill, foundations, and pavements depend greatly on proper site preparation and construction procedures. We recommend that Zipper Geo Associates, LLC be retained to provide geotechnical engineering services during the earthwork - related construction phases of the project. If variations in subsurface conditions are observed at that time, a qualified geotechnical engineer could provide additional geotechnical recommendations to the contractor and design team in a timely manner as the project construction progresses. This report has been prepared for the exclusive use of Red Robin Gourmet Burgers and their agents, for specific application to the project discussed and has been prepared in accordance Page 14 Zipper Geo Associates. LLC Proposed Red Robin Restaurant Federal Way, WA Project No. 1666.01 July 12, 2016 with generally accepted geotechnical engineering practices. No warranties, either express or implied, are intended or made. Site safety, excavation support, and dewatering requirements are the responsibility of others. In the event that changes in the nature, design, or location of the project as outlined in this report are planned, the conclusions and recommendations contained in this report shall not be considered valid unless Zipper Geo Associates, LLC reviews the changes and either verifies or modifies the conclusions of this report in writing. Page 2 BM-3 a T N 9886,62_ ' C, E 22099.72 LOCATION OF n REBAR4& CAP STORMCDRDAINAGEUNDERVA LT o snr4s'29�w LEGEND _ CONC .eT - -I - _.r• ----� r t� -t r —n 1bA5 V� `I. �'sP CONIC WALK p — I -`:- �.—rj—. B-1 BORING NUMBER AND sore w,�L4c' APPROXIMATE LOCATION a rrrAss s} a Ron72o'E T .•..._..et7--_u '.. _ - .-��� QGRASS PLANTER X. 4. 3 z " `7f y N 31iY 1 3.09' � n � 6 _ PLFMTEF - � s p �i7 •W � n CC J A ECC t .. ,. e� 35.0 �• A n. -Bl SET 1 Z' REBAR & CAP CL536 ASPHALT I P.O.B, O i > 11 DESCRIALTA PTION• r FOUND 5�6� A 1,D6' SOI1M pftgpEllTY COf --IL RFBAR & CAP (LS18902) CAN y ON fgOHF-OF-WAY LINE If LANDSCAPE E45EMENT PLANTER N " RECORDING NilS'- / TITLE NOTE 25) (SEE Y I 11 3 / TITLE NOTE 25) fI I I _ ASPHALT !Z ED ROBIN UTIUTY 0 RRECORDING No- f — P FIN. FLR. = 423.2T 200302040GO970 (SEE y o y HEIGHT = 20' TITLE NOTE 27) f C ASPHALT 4 s[s q AREA = 8.179 SOF r� 1 6' Y �alres 5117R1r DRAINAGE EASEMENT IpII 2233 S 320TH ST, r w IR 41650' RECORDING N0. PLANTER V CONCRETE 1 ,p° Y, e' — FEDERAL WAY, WA h �I FOUND 20000821000464 (SEE TITLE _ , =19' I NOTE 22) PSP&L CO. ELECTRICAL 7 1TH EASEMENT RECORDING '? W/'x' IN OTH WA ID •, f NO. 7612300493 (SEE ;p, CC tl W 13'Y y m PLANTER iE`�)_ ; _� _ v ASPHALT �a TITLE NOTE 17) S� u j�.�gR WATER EASEMENT RECORDING NO" L• �qy'j} /,1111,1 cCHC 8903130503 (SEE TITLE o y ��~I 33Bkk i Q'B _o NOTE 19) AN iEHNA r 4.7' S �` Nord E �r ` _ _ LpRT� aLD p, ASPHALT yy V o I - .- _ _ _ - SBB'I6'31'E g s, - - 8• �i. - q� 'p I Ie;j j FOUND 3" ® 25E.i1'.•. C8A4EL 11 If W/'%' IN I EM ASPHALT t?S nl J L SG r J PARENT PARCEL y TAx PA QT 17 xx4b0a56 ' "I t7L' - - - - E� 1ER PLANTER w.. OCOMMONS MALL. LL O _ ASPHALT TRACT { BSP N4(r nll 4T. D:i� a TAX PARRY: 7622400019 OWNM COMMONS MALL LLC AZTECA i co 32015 23RD AVE S, FEDERAL WAY, WA '' E4G a - --� -- rbI f Q S" PLANTER ® �% • f s ASPHALT f •• 1O_ r I � ' � � G" IN ASPHALT � 3 40 0 20 40 a �N 967025' LC e - - -- - - w`u — — _ — _ _ —_ _ — I n i SCALE IN FEET E 2207458' ' �-+7 ELEV, 418 38 TRACT J, BSP f PK NAIL WITH " TA% PARCEL 7622400019 q2b i i6M-S WASHER - o •� OWNER: COMMONS MALL LLC N 9651.21' E �_22371,17' SSS I._—._-i-__ _ ELEV" 425,28' -i t ri=•• ASPHALT I PK NAIL -� 1 `r-ice_ __•-_ rr I VARIES (�+•�� 20' WIDE GAS NJ EASEMENT RECORDING NO. ® 8208260408 TELEPHONE ERS£1>Err:T I RECORDING N0. r'r I 9310190(SEE TITLE 1 NOTE 20)) G FEDERAL 33 S. 320th St. V � � Federal Way, Washington W�'%' 1 � � FOUND 3' BRASS DISC y IN MON CASE SITE AND EXPLORATION PLAN I ASPHALT >: DATE: JULY 2016 Job No. I Zipper Geo Associates, LLC FIGURE 19023 36th Ave. W.,Suite D REFERENCE: LAND TITLE SURVEY PROVIDED BY DAVID EVANS AND ASSOCIATES DATED SEPTEMBER 1, 2015 Lynnwood, WA, 98036 SHT.1 of 1 APPENDIX A SUBSURFACE EXPLORATION PROCEDURES &LOGS APPENDIX A SUBSURFACE EVALUATION PROCEDURES AND LOGS Subsurface Evaluation Description Our subsurface evaluation for this project included two borings completed on June 30, 2016. The approximate exploration locations are shown on the Site and Exploration Plan, Figure 1. Exploration locations were determined by measuring off of existing site features. The accuracy of the exploration locations should be considered to be accurate to the degree implied by the method used. Soil Boring Procedures Our borings were advanced using a truck -mounted drill rig operated by Holocene Drilling, an independent drilling company, working under subcontract to ZGA. The borings were completed utilizing hollow -stem auger methods. A geologist from our firm continuously observed the borings, logged the subsurface conditions encountered, and obtained representative soil samples. All samples were stored in moisture -tight containers and transported to our laboratory for further visual classification and possible testing. Throughout the drilling operation, soil samples were obtained at 2.5- to 5-foot depth intervals by means of the Standard Penetration Test Method. This testing and sampling procedure consists of using an auto -hammer to drive a standard 2-inch outside diameter steel split spoon sampler 18 inches into the soil with a 140-pound hammerfree falling 30 inches. The number of blows required to drive the sampler through each 6-inch interval is recorded, and the total number of blows struck during the final 12 inches is recorded as the Standard Penetration Resistance, or "blow count" (N value). If a total of 50 blows are struck within any 6-inch interval, the driving is stopped and the blow count is recorded as 50 blows for the actual penetration distance. The resulting Standard Penetration Resistance values indicate the relative density of granular soils and the relative consistency of cohesive soils. The enclosed boring logs describe the vertical profile of the soils encountered in each boring, based primarily upon our field classifications and supported by our visual examination and laboratory testing. Where a soil contact was observed to be gradual, our logs indicate the average contact depth. Where a soil type changed between sample intervals, we inferred the contact depth. Our logs also graphically indicate the blow count, sample type, sample number, and approximate depth of each soil sample obtained from the boring, as well as any laboratory tests performed on these soil samples. Where groundwater was encountered in a borehole, the approximate groundwater depth, and date of observation, is depicted on the log. Groundwater depth estimates are typically based on the moisture content of soil samples, the wetted portion of the drilling rods, the water level measured in the borehole after the auger has been extracted, or through the use of an observation well. The soil descriptions presented on the boring logs in this appendix are based upon the drilling action, observation of the samples secured, laboratory test results, and field logs. Boring Location: See Figure 1, Site and Exploration Plan Drilling Company: Holocene Bore Hole Dia.: 6" Top Elevation: N/A Drilling Method: Hollow Stem Auger Hammer Type: Auto B _1 Date Drilled: 6/30/2016 Drill Rig: Track Logged by: BGF SOIL DESCRIPTION - PENETRATION RESISTANCE (blows/foot) v a U) E J N o m Standard Penetration Test nThe stratification lines represent the approximate boundaries �g o Hammer Weight and Drop: U a) between soil types. The transition may be gradual. Refer to E Q 0 3 0 report text and appendices for additional information. � - m G 20 40 60 -0- ,1.5-inch asphalt, one layer over crushed gravel base Very dense, moist, brown, SAND, with silt and crushed gravel s-1 12 �.. -___ _ ss (eossible Fillj ---------------------------------- Very dense, moist, gray -brown, silty SAND, with gravel (Unweathered Till) S-z I s 7 k 5016" -5- Very dense, moist, gray -brown, silty SAND, with gravel S-3 I 12" � (Unweathered Till) 1 Very dense, moist grading to wet, gray -brown, SAND with silt SA 1e^ I and silty/clayey clasts, some gravel (Unweathered Till) Very dense, gray, wet, silty SAND, with gravel (Unweathered s-s I I I 18 Glacial Till) Boring completed at 16.5 feet on 6/30/2016. No groundwater encountered at the time of drilling 120 25 SAMPLE LEGEND GRQUNDWATER LEGEND I2-inch O.D. split spoon sample ❑ Clean Sand 3-inch I.D. Shelby tube sample ® Bentonite Grout/Concrete ® Screened Casing TESTING KEY ❑ Blank Casing GSA = Grain Size Analysis V Groundwater level at time of drilling (ATD) or 20OW = 200 Wash Analysis N on date of Consol. = Consolidation Test N measurement. Aft. = Atterberg Limits 67 75 11WddM11F MT O % Fines (<0.075 mm) O % Water (Moisture) Content Plastic Limit Liquid Limit Natural Water Content Federal Way Red Robin 2233 South 320th Street Federal Way, WA Date: July 2016 Project No.: 1666.01 Zipper Geo Associates BORING B-1 19023 36th Ave. W, Suite D LOG: Lynnwood, WA Page 1 of 1 Boring Location. See Figure 1, Site and Exploration Plan Drilling Company- Holocene Bore Hole Dia.: 6" Too Elevation: N/A Drilling Method- Hollow Stem Auger Hammer Tvoe: Auto B-2 Date Drilled: 6/30/2016 Drill Rig_ Track Lo4yed by- BGF SOIL DESCRIPTION PENETRATION RESISTANCE (blows/foot) E Lu M , Standard Penetration Test o a The stratification lines represent the approximate boundaries 0 0 Hammer Weight and Drop U a) between soil types. The transition may be gradual. Refer to E Q W C o D report text and appendices for additional information. W - 0] 0 20 40 60 0- 1.5-inch asphalt, one layer over crushed gravel base s-1 12 `Dense, moist, light brown, silty SAND, with gravel (Weathered --illD ----------------------------------------- Very dense, moist, light brown, silty gravelly SAND S-2 T e.. (Unweathered Till) 1 5- Very dense, moist, light brown, silty gravelly SAND S-3 I 12° (Unweathered Till) 1 10 Very dense, moist, gray, silty gravelly SAND (Unweathered T Glacial Till) S-4 I 181, Boring completed at 11 feet on 6/30/2016, groundwater not 1 encountered at the time of drilling MR 120 25 ' SAMPLE LEGEND GROUNDWATER LEGEND I2-inch O.D. split spoon sample ( Clean Sand 3-inch I.D. Shelby tube sample Bentonite Grout/Concrete ® Screened Casing TESTING KEY ❑ Blank Casing GSA = Grain Size Analysis VGroundwater level at time of drilling (ATD) or 20OW = 200 Wash Analysis N on date of Consol = Consolidation Test N measurement. Aft. = Atterberg Limits j 84 5015" 67 O % Fines (<0.075 mm) O % Water (Moisture) Content Plastic Limit j— 0 � Liquid Limit Natural Water Content Federal Way Red Robin 2233 South 320th Street Federal Way, WA Date: July 2016 Project No.: 1666.01 Zipper Geo Associates BORING B-2 19023 36th Ave. W, Suite D LOG: Lynnwood, WA Page 1 of 1 APPENDIX B LABORATORY TESTING PROCEDURES & RESULTS APPENDIX B LABORATORY TESTING PROCEDURES AND RESULTS Descriptions of the types of tests performed are given below. Visual Classification Samples recovered from the exploration locations were visually classified in the field during the exploration program. Representative portions of the samples were carefully packaged in moisture tight containers and transported to our laboratory where the field classifications were verified or modified as required. Visual classification was generally done in accordance with ASTM D 2488. Visual soil classification includes evaluation of color, relative moisture content, soil type based upon grain size, and accessory soil types included in the sample. Soil classifications are presented on the exploration logs in Appendix A. Moisture Content Determinations Moisture content determinations were performed on representative samples obtained from the explorations in order to aid in identification and correlation of soil types. The determinations were made in general accordance with the test procedures described in ASTM D 2216. Moisture contents are presented on the exploration logs in Appendix A.